7-Unit Apartment
New
For Sale
$1,750,000
3301 Eagle Rock BLVD, Los Angeles, CA 90065
Residential units are complemented by space currently rented for commercial use.
Property Size4,370 SF
Days on Market5
Property Features for 3301 Eagle Rock BLVD
General Information
Standard status
Active
Size
4,370 SF
Property subtype
Apartment
Additional Details
Multifamily Units
7
Building Details
Building Size
4,370 SF
Year Built
1924
Listing Agency:
Lotus Property Services, Inc.
Listed By:
Vincent Medina · License #01711465
(626) 582-8001
Source:
Milsteinestates
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 13 at 8:29AM
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 Lotus Property Services, Inc.
Investment Insights
Based on property information with market context.
Built in 1924, this apartment property contains 7 residential units along with a portion of the property that is currently rented for commercial use. The combination of residential and commercial occupancy creates a mixed operating profile within an apartment-focused asset.
The property is located at 3301 Eagle Rock Boulevard in Los Angeles, CA 90065. Nearby context includes neighborhood retail, restaurants, schools, parks, and major transportation corridors, with access to Eagle Rock, Highland Park, Glassell Park, Pasadena, Northeast Los Angeles, and the San Gabriel Valley.
The property is located at 3301 Eagle Rock Boulevard in Los Angeles, CA 90065. Nearby context includes neighborhood retail, restaurants, schools, parks, and major transportation corridors, with access to Eagle Rock, Highland Park, Glassell Park, Pasadena, Northeast Los Angeles, and the San Gabriel Valley.
Key Highlights
- 7‑unit apartment property
- Built in 1924
- Portion of the property is rented for commercial use
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
$88,493
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
5.06%
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%
$1,769,860
$1.8M
Cap Rate 7%
$1,264,186
$1.3M
Cap Rate 9%
$983,256
$983.3K
Market Conditions
NOI Build-Up for 4,370 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
$157.3K $36.00/SF
− Vacancy
−$15.7K −$3.60/SF
EGI
$141.6K $32.40/SF
− OpEx
−$53.1K −$12.15/SF
NOI
$88.5K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,769,860
Cap Rate 7%
$1,264,186
Cap Rate 9%
$983,256
Alternative Uses
Best Use
Apartment 5plus
$77.26M
$67.60M – $90.14M
NOI $5,408,111 @ 7.0% cap · market cap 309.03%
Second Best
Mixed Use
$1.26M
$1.11M – $1.47M
NOI $88,493 @ 7.0% cap · market cap 5.06%
Theoretical Best
Multifamily LT 5
$88.53M
$77.47M – $103.29M
NOI $6,197,350 @ 7.0% cap · market cap 354.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
1,079
Businesses Nearby
Explore this area
Business Placement
Demographics for 90065, CA
44,328
Population
17,197
Households
2.6
Avg Household Size
39
Median Age
40%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
8,060
Density / Sq Mi
$92,903
Median Household Income
$45,850
Median Earnings
$1,774
Median Rent
$1,043,900
Median Home Value
Check the figures for this property
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?
Apartment building - Residential units are complemented by space currently rented for commercial use.
Where is this apartment building located?
The property is located at 3301 Eagle Rock BLVD Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 7‑unit apartment property; Built in 1924; Portion of the property is rented for commercial use
