Remodeled Rear-Unit
New
For Sale
$780,000
549 Hoefner, Los Angeles, CA 90022
Three-unit residential income property with gated parking and a recently upgraded detached rear residence.
Property Size2,103 SF
Days on Market6
Property Features for 549 Hoefner
General Information
Standard status
Active
Size
2,103 SF
Total Parking Spaces
2
Property subtype
MULTI_FAMILY
Units
Unit Mix
1 x 2BR/1BA front unit, 1 x 1BR/1BA middle unit, 1 x 2BR/1BA detached rear unit
Multifamily Units
3
Building Details
Building Size
2,103 SF
Year Built
1936
Listing Agency:
T.N.G. Real Estate Consultants
Listed By:
Jeremy Welsh · License #01920764
(714) 963-1400
Source:
Milsteinestates
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 13 at 3:01PM
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 T.N.G. Real Estate Consultants
Investment Insights
Based on property information with market context.
Located at 549 Hoefner in Los Angeles, this triplex was built in 1936 and contains three separate residential units. The unit mix includes a two-bedroom, one-bathroom front residence, a one-bedroom, one-bathroom middle residence, and a detached two-bedroom, one-bathroom rear unit. The middle residence is separated from the front unit by a garage, while the rear residence has been recently remodeled and upgraded.
Two units are currently tenant occupied, with tenants reported to be current, in good standing, and interested in remaining at the property. The asset also includes two gated parking spaces, adding a defined on-site parking component to the property. Buyer to independently verify unit details, rents, expenses, permits, zoning, and any development or income opportunities with the appropriate authorities.
Two units are currently tenant occupied, with tenants reported to be current, in good standing, and interested in remaining at the property. The asset also includes two gated parking spaces, adding a defined on-site parking component to the property. Buyer to independently verify unit details, rents, expenses, permits, zoning, and any development or income opportunities with the appropriate authorities.
Key Highlights
- Three separate residential units with a two‑bedroom, one‑bathroom; one‑bedroom, one‑bathroom; and two‑bedroom, one‑bathroom mix
- Detached rear unit recently remodeled and upgraded
- Two gated parking spaces
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
$48,226
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
6.18%
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%
$964,520
$964.5K
Cap Rate 7%
$688,943
$688.9K
Cap Rate 9%
$535,844
$535.8K
Market Conditions
NOI Build-Up for 2,103 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
$70.7K $33.60/SF
− Vacancy
−$1.8K −$0.84/SF
EGI
$68.9K $32.76/SF
− OpEx
−$20.7K −$9.83/SF
NOI
$48.2K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$964,520
Cap Rate 7%
$688,943
Cap Rate 9%
$535,844
Alternative Uses
Best Use
Multifamily LT 5
$688.9K
$602.8K – $803.8K
NOI $48,226 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$628.1K
$549.6K – $732.8K
NOI $43,967 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$856.8K
$749.7K – $999.7K
NOI $59,979 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,155
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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-unit residential income property with gated parking and a recently upgraded detached rear residence.
Where is this triplex located?
The property is located at 549 Hoefner Los Angeles, CA.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Three separate residential units with a two‑bedroom, one‑bathroom; one‑bedroom, one‑bathroom; and two‑bedroom, one‑bathroom mix; Detached rear unit recently remodeled and upgraded; Two gated parking spaces
