Permitted 3-Unit
For Sale
$1,599,999
2302 8th, La Verne, CA 91750
La Verne, CA
Property Size2,977 SF
Lot Size0.19 Acres
Price / SF$537.45
Days on Market181
Property Features for 2302 8th
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 6, Bedroom 5, Laundry Room, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 3, Living Room
Parking
2
Parking features
Driveway, Garage
Patio and Porch features
Porch, Patio
Fireplace
1
Lot features
Treed Lot, 0-1 Unit/ Acre, Yard
View
Park
Elementary school district
Bonita Unified
Middle school district
Bonita Unified
High school district
Bonita Unified
Directions
Corner of 8th Street and "F" Street in front of Las Flores Park
Subdivision
684 - La Verne
Standard status
Active
APN
8375026062
Size
2,977 SF
Lot size
0.19 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1977
Floors in Building
2
Number of units
3
Architectural style
Contemporary
Listing Agency:
EXP REALTY OF CALIFORNIA INC
(888) 584-9427
Listed By:
Gilbert Pacheco · License #01822995
(714) 584-7440
Added: Feb 24
Changed: Aug 24
Last Checked: Aug 24 at 11:06PM
MLS# CV26040650
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This fully occupied triplex-style property contains three separately entered residences, including a primary home, a two-story main ADU, and a junior ADU. The primary residence offers 3 bedrooms, 2 bathrooms, a gallery kitchen, living room fireplace, primary suite with jacuzzi tub, and dedicated A/C. The approximately 1,000-square-foot main ADU includes 3 bedrooms, 1 bathroom, a full kitchen, dedicated laundry, and private access. The approximately 382-square-foot junior ADU is configured as a studio with its own kitchen and bath. Both accessory dwelling units are fully permitted.
Recent property updates include remodeled bathrooms, a new water heater, a paid-off solar panel system, and a recently permitted roof. The main residence has central heating and dedicated cooling, while the two ADUs share a separate A/C system. Parking includes a detached 2-car garage, driveway capacity for up to six vehicles, RV parking, and alley access. The property occupies a 0.1879-acre lot and is located near Las Flores Park, Raging Waters, Bonelli Regional Park, the University of La Verne, and the Claremont Colleges.
Recent property updates include remodeled bathrooms, a new water heater, a paid-off solar panel system, and a recently permitted roof. The main residence has central heating and dedicated cooling, while the two ADUs share a separate A/C system. Parking includes a detached 2-car garage, driveway capacity for up to six vehicles, RV parking, and alley access. The property occupies a 0.1879-acre lot and is located near Las Flores Park, Raging Waters, Bonelli Regional Park, the University of La Verne, and the Claremont Colleges.
Key Highlights
- Fully occupied 3‑unit property with two fully permitted ADUs
- Primary residence: approximately 1,563 SF with 3 bedrooms and 2 bathrooms
- Main ADU: approximately 1,000 SF, two‑story, with 3 bedrooms and 1 bathroom
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
$51,989
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
3.25%
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%
$1,039,780
$1.0M
Cap Rate 7%
$742,700
$742.7K
Cap Rate 9%
$577,656
$577.7K
Market Conditions
NOI Build-Up for 2,977 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
$80.4K $27.00/SF
− Vacancy
−$6.1K −$2.05/SF
EGI
$74.3K $24.95/SF
− OpEx
−$22.3K −$7.48/SF
NOI
$52.0K $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%
$1,039,780
Cap Rate 7%
$742,700
Cap Rate 9%
$577,656
Alternative Uses
Best Use
Multifamily LT 5
$742.7K
$649.9K – $866.5K
NOI $51,989 @ 7.0% cap · market cap 3.25%
Second Best
Apartment 5plus
$684.3K
$598.8K – $798.4K
NOI $47,902 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$1.59M
$1.39M – $1.86M
NOI $111,571 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
Explore this area
Business Placement
Demographics for 91750, CA
33,376
Population
12,928
Households
2.6
Avg Household Size
46
Median Age
41%
College-Educated
93%
High-School Grad
18.5 sq mi
ZIP Area
1,804
Density / Sq Mi
$104,827
Median Household Income
$56,417
Median Earnings
$2,217
Median Rent
$789,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Fully occupied property with two permitted ADUs, private entrances, flexible living arrangements, and substantial on-site parking.
Where is this triplex located?
The property is located at 2302 8th La Verne, CA.
What is the asking price?
The asking price for this property is $1,599,999.
What are key features of this property?
This property features: Fully occupied 3‑unit property with two fully permitted ADUs; Primary residence: approximately 1,563 SF with 3 bedrooms and 2 bathrooms; Main ADU: approximately 1,000 SF, two‑story, with 3 bedrooms and 1 bathroom
