Triplex with Central
For Sale
$749,999
6118 S Main, Los Angeles, CA 90003
MULTI_FAMILY - Los Angeles, CA
Property Size2,560 SF
Lot Size0.12 Acres
Price / SF$292.97
Days on Market121
Property Features for 6118 S Main
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
5
Full bathrooms
3
Half bathrooms
2
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 4, Bedroom 2, Bathroom 1, Bedroom 6, Bedroom 3, Bathroom 2, Family Room
Lot features
2-5 Units/ Acre, Lawn
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Take the Gage Ave exit Merge onto S Flower St 207 ft Use the left 2 lanes to turn left onto W Gage Ave 0.4 mi Turn left onto Main St 459 ft Turn right Destination will be on the right
Subdivision
C42 - Downtown L.A.
Standard status
Active
APN
6006010016
Size
2,560 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1923
Floors in Building
2
Number of units
3
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Hung Dao · License #02087990
(888) 584-9427
Added: Apr 18
Changed: Aug 16
Last Checked: Aug 16 at 6:06AM
MLS# PW26086737
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This triplex at 6118 S Main provides an income-focused layout with three units and separate addresses. The configuration includes Unit 1 (two bedrooms, 1.5 bathrooms) and Unit 2 (two bedrooms, 1.5 bathrooms), plus a front unit (Unit 3) with two bedrooms and one bathroom. Across the property, there are six bedrooms and five bathrooms, with approximately 2,560 sq ft of total living area. Central air is provided for cooling, and the home is served by public water and public sewer. The property was built in 1923.
Set on a 0.1226-acre lot in South Los Angeles, the property is along Main Street. Public transit access and proximity to Downtown LA, USC, and major freeways (110 & 10) support the area’s rental demand.
The unit mix is well suited for investors seeking a three-unit rental structure or an owner-occupant looking for flexible occupancy.
Set on a 0.1226-acre lot in South Los Angeles, the property is along Main Street. Public transit access and proximity to Downtown LA, USC, and major freeways (110 & 10) support the area’s rental demand.
The unit mix is well suited for investors seeking a three-unit rental structure or an owner-occupant looking for flexible occupancy.
Key Highlights
- Triplex with three units and separate addresses
- Total of six bedrooms and five bathrooms
- Approximately 2,560 sq ft total living area
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
Yes
Paved road 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 offers three separate units with central air, including six bedrooms and five bathrooms total.
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 with three units and separate addresses; Total of six bedrooms and five bathrooms; Approximately 2,560 sq ft total living area
