Four-Unit Quadplex with Gated
New
For Sale
$859,900
5115 Loma Vis, Maywood, CA 90270
Four one-bedroom residences with gated carport parking and a private setting in Maywood.
Property Size1,809 SF
Days on Market5
Property Features for 5115 Loma Vis
General Information
Standard status
Active
Size
1,809 SF
Property subtype
Investment
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Amenities
gated carports
Building Details
Building Size
1,809 SF
Year Built
1950
Units
4
Listing Agency:
Keller Williams Realty SELA
(562) 842-7248
Listed By:
Victor Ambriz Jr · License #00952349
(562) 842-7248
Source:
Elliman
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 28 at 7:07PM
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 Keller Williams Realty SELA
Investment Insights
Based on property information with market context.
Built in 1950, this Maywood quadplex contains four one-bedroom residences. The property also includes gated carports positioned at the front of the building, along with a privacy-oriented layout.
Located at 5115 Loma Vis in Maywood, California, the property records a bike score of 78 and a transit score of 46. These mobility metrics provide additional context for the surrounding setting.
Located at 5115 Loma Vis in Maywood, California, the property records a bike score of 78 and a transit score of 46. These mobility metrics provide additional context for the surrounding setting.
Key Highlights
- Four one‑bedroom units in a quadplex configuration
- Gated carports located at the front of the property
- Built in 1950
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
$31,592
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
3.67%
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%
$631,840
$631.8K
Cap Rate 7%
$451,314
$451.3K
Cap Rate 9%
$351,022
$351.0K
Market Conditions
NOI Build-Up for 1,809 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
$48.8K $27.00/SF
− Vacancy
−$3.7K −$2.05/SF
EGI
$45.1K $24.95/SF
− OpEx
−$13.5K −$7.48/SF
NOI
$31.6K $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%
$631,840
Cap Rate 7%
$451,314
Cap Rate 9%
$351,022
Alternative Uses
Best Use
Multifamily LT 5
$451.3K
$394.9K – $526.5K
NOI $31,592 @ 7.0% cap · market cap 3.67%
Second Best
Apartment 5plus
$415.8K
$363.9K – $485.1K
NOI $29,108 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$968.5K
$847.5K – $1.13M
NOI $67,797 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,068
Businesses Nearby
Explore this area
Business Placement
Demographics for 90270, CA
25,113
Population
6,451
Households
3.9
Avg Household Size
33
Median Age
8%
College-Educated
48%
High-School Grad
1.2 sq mi
ZIP Area
20,928
Density / Sq Mi
$61,753
Median Household Income
$30,758
Median Earnings
$1,469
Median Rent
$595,000
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?
Quadplex - Four one-bedroom residences with gated carport parking and a private setting in Maywood.
Where is this quadplex located?
The property is located at 5115 Loma Vis Maywood, CA.
What is the asking price?
The asking price for this property is $859,900.
What are key features of this property?
This property features: Four one‑bedroom units in a quadplex configuration; Gated carports located at the front of the property; Built in 1950
