Freestanding Triplex with Private
New
For Sale
$1,349,000
1803 254th St, Lomita, CA 90717
Three independent residences feature updated kitchens, dual-pane windows, separate entries, and dedicated garage parking.
Property Size3,122 SF
Days on Market4
Property Features for 1803 254th St
General Information
Standard status
Active
Size
3,122 SF
Total Parking Spaces
4
Property subtype
Investment
Units
Unit Mix
1 x 3BR/1BA, 2 x 2BR/1BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Amenities
private gated yard
updated kitchens
dual-pane windows
Building Details
Building Size
3,122 SF
Year Built
1954
Buildings
3
Stories
1
Units
3
Listing Agency:
Estate Properties
Listed By:
Jenny Yamada-Clayton · License #00891965
(310) 251-3445
Source:
Elliman
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 16 at 5:17PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Estate Properties
Investment Insights
Based on property information with market context.
Located at 1803 254th St in Lomita, this triplex was built in 1954 and consists of three freestanding residences without shared walls. The unit mix includes one 3-bedroom, 1-bath home and two 2-bedroom, 1-bath homes, providing distinct layouts within one multifamily property.
The front residence has an attached 2-car garage with direct access, while each rear residence includes a detached one-car garage. All three homes have private gated yards and individual entrances. Updated kitchens and dual-pane windows are installed throughout. The property is near shopping, dining, and freeways, with a walk score of 76, a bike score of 34, and a transit score of 36.
The front residence has an attached 2-car garage with direct access, while each rear residence includes a detached one-car garage. All three homes have private gated yards and individual entrances. Updated kitchens and dual-pane windows are installed throughout. The property is near shopping, dining, and freeways, with a walk score of 76, a bike score of 34, and a transit score of 36.
Key Highlights
- Three freestanding homes with no shared walls
- Unit mix includes one 3‑bedroom, 1‑bath home and two 2‑bedroom, 1‑bath homes
- Front residence has an attached 2‑car garage with direct access
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$54,521
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.04%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,090,420
$1.1M
Cap Rate 7%
$778,871
$778.9K
Cap Rate 9%
$605,789
$605.8K
Market Conditions
NOI Build-Up for 3,122 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$84.3K $27.00/SF
− Vacancy
−$6.4K −$2.05/SF
EGI
$77.9K $24.95/SF
− OpEx
−$23.4K −$7.48/SF
NOI
$54.5K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,090,420
Cap Rate 7%
$778,871
Cap Rate 9%
$605,789
Alternative Uses
Best Use
Multifamily LT 5
$778.9K
$681.5K – $908.7K
NOI $54,521 @ 7.0% cap · market cap 4.04%
Second Best
Apartment 5plus
$717.6K
$627.9K – $837.3K
NOI $50,235 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $117,005 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,174
Businesses Nearby
Explore this area
Business Placement
Demographics for 90717, CA
22,044
Population
8,199
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
87%
High-School Grad
2.0 sq mi
ZIP Area
11,022
Density / Sq Mi
$92,984
Median Household Income
$48,740
Median Earnings
$1,874
Median Rent
$793,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Three independent residences feature updated kitchens, dual-pane windows, separate entries, and dedicated garage parking.
Where is this triplex located?
The property is located at 1803 254th St Lomita, CA.
What is the asking price?
The asking price for this property is $1,349,000.
What are key features of this property?
This property features: Three freestanding homes with no shared walls; Unit mix includes one 3‑bedroom, 1‑bath home and two 2‑bedroom, 1‑bath homes; Front residence has an attached 2‑car garage with direct access
