New Construction
For Sale
$1,350,000
234 E 81st, Los Angeles, CA 90003
Two-story units provide five bedrooms, three bathrooms, and separate garage parking in each residence.
Property Size3,443 SF
Days on Market98
Property Features for 234 E 81st
General Information
Standard status
Active
Size
3,443 SF
Total Parking Spaces
3
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 5BR/3BA
Multifamily Units
2
Amenities
central air and heating
Building Details
Building Size
3,443 SF
Year Built
2026
Buildings
1
Listing Agency:
American Team Properties
(562) 272-4200
Listed By:
Jorge Alvarez · License #01186073
Source:
Milsteinestates
Added: May 25
Changed: Aug 29
Last Checked: Jul 7 at 5:14AM
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 American Team Properties
Investment Insights
Based on property information with market context.
Built in 2026, this duplex contains two two-story units, each with five bedrooms and three bathrooms. Both residences include central HVAC, laminate flooring throughout the living areas, and tile flooring in the bathrooms. The front unit has a 2-car garage, while the rear unit has a 1-car garage, providing distinct parking arrangements for the occupants.
The property is located near shopping centers, public transportation, restaurants, and entertainment venues, with access to Downtown Los Angeles and major freeways. Its layout and separate unit configuration support the owner-occupant or rental strategies identified for the property.
The property is located near shopping centers, public transportation, restaurants, and entertainment venues, with access to Downtown Los Angeles and major freeways. Its layout and separate unit configuration support the owner-occupant or rental strategies identified for the property.
Key Highlights
- Two‑unit duplex completed in 2026
- Each unit includes 5 bedrooms and 3 bathrooms
- Two‑story layouts with central HVAC
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
$77,943
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
5.77%
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%
$1,558,860
$1.6M
Cap Rate 7%
$1,113,471
$1.1M
Cap Rate 9%
$866,033
$866.0K
Market Conditions
NOI Build-Up for 3,443 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
$113.6K $33.00/SF
− Vacancy
−$2.3K −$0.66/SF
EGI
$111.3K $32.34/SF
− OpEx
−$33.4K −$9.70/SF
NOI
$77.9K $22.64/SF
Area
ZIP 90003
Vacancy
2.00%
Lease Rate
$33.00 /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%
$1,558,860
Cap Rate 7%
$1,113,471
Cap Rate 9%
$866,033
Alternative Uses
Best Use
Apartment 5plus
$60.87M
$53.26M – $71.01M
NOI $4,260,899 @ 7.0% cap · market cap 315.62%
Second Best
Multifamily LT 5
$1.11M
$974.3K – $1.30M
NOI $77,943 @ 7.0% cap · market cap 5.77%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,595
Businesses Nearby
Explore this area
Business Placement
Demographics for 90003, CA
72,764
Population
18,349
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
53%
High-School Grad
3.6 sq mi
ZIP Area
20,212
Density / Sq Mi
$54,781
Median Household Income
$30,132
Median Earnings
$1,515
Median Rent
$547,600
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?
Duplex - Two-story units provide five bedrooms, three bathrooms, and separate garage parking in each residence.
Where is this duplex located?
The property is located at 234 E 81st Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2026; Each unit includes 5 bedrooms and 3 bathrooms; Two‑story layouts with central HVAC
