Triplex with Multiple Separate
For Sale
$749,999
6118 S Main, Los Angeles, CA 90003
Triplex with three units totaling six bedrooms and five bathrooms, offering separate addressed living spaces.
Property Size2,560 SF
Price / SF$292.97
Days on Market141
Property Features for 6118 S Main
General Information
Standard status
Active
Size
2,560 SF
Property subtype
MULTI_FAMILY
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Building Size
2,560 SF
Year Built
1923
Listing Agency:
eXp Realty of California Inc
Listed By:
Hung Dao · License #02087990
(888) 584-9427
Source:
Milsteinestates
Added: Apr 18
Changed: Aug 21
Last Checked: Sep 5 at 7:21AM
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 eXp Realty of California Inc
Investment Insights
Based on property information with market context.
This triplex provides three independently addressed units with a total of six bedrooms and five bathrooms. Unit 1 offers 2 bedrooms and 1.5 bathrooms, and Unit 2 offers 2 bedrooms and 1.5 bathrooms. The front house (Unit 3) provides a 2-bedroom, 1-bath layout.
The property is located on Main Street in South Los Angeles, with convenient access to Downtown LA and USC. It is also described as being minutes from major freeways 110 and 10, along with public transit.
For buyers looking for an income-producing residential structure, the unit mix supports straightforward tenancy planning with two half-bath configurations in Units 1 and 2 and a single-bath layout in Unit 3.
The property is located on Main Street in South Los Angeles, with convenient access to Downtown LA and USC. It is also described as being minutes from major freeways 110 and 10, along with public transit.
For buyers looking for an income-producing residential structure, the unit mix supports straightforward tenancy planning with two half-bath configurations in Units 1 and 2 and a single-bath layout in Unit 3.
Key Highlights
- Triplex built in 1923 with 3 units and separate addressed living spaces
- Total of 6 bedrooms and 5 bathrooms across approximately 2,560 sq ft
- Unit 1: 2 bed, 1.5 bath
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
$57,953
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
7.73%
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%
$1,159,060
$1.2M
Cap Rate 7%
$827,900
$827.9K
Cap Rate 9%
$643,922
$643.9K
Market Conditions
NOI Build-Up for 2,560 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
$84.5K $33.00/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$82.8K $32.34/SF
− OpEx
−$24.8K −$9.70/SF
NOI
$58.0K $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%
$1,159,060
Cap Rate 7%
$827,900
Cap Rate 9%
$643,922
Alternative Uses
Best Use
Apartment 5plus
$45.26M
$39.60M – $52.80M
NOI $3,168,138 @ 7.0% cap · market cap 422.42%
Second Best
Multifamily LT 5
$827.9K
$724.4K – $965.9K
NOI $57,953 @ 7.0% cap · market cap 7.73%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,485
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?
Triplex - Triplex with three units totaling six bedrooms and five bathrooms, offering separate addressed living spaces.
Where is this triplex located?
The property is located at 6118 S Main Los Angeles, CA.
What is the asking price?
The asking price for this property is $749,999.
What are key features of this property?
This property features: Triplex built in 1923 with 3 units and separate addressed living spaces; Total of 6 bedrooms and 5 bathrooms across approximately 2,560 sq ft; Unit 1: 2 bed, 1.5 bath
