Triplex with Corner Lot Mini
For Sale
$899,000
6525 Holmes Ave, Los Angeles, CA 90001
MULTI_FAMILY - Los Angeles, CA
Property Size3,347 SF
Lot Size0.17 Acres
Price / SF$268.60
Days on Market94
Property Features for 6525 Holmes Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LCC2*
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 3
Parking
10
Parking features
Garage
Directions
Take I-10 East To Exit Long Beach Ave. Turn left drive to E. 55th Street turn left. Drive to Holmes Ave. turn right. Drive to E. 66th Street. Property on the Corner of E 66th Street and Holmes Ave.
Subdivision
Downtown L.A.
Standard status
Active
APN
6009-020-017
Size
3,347 SF
Lot size
0.17 Acres
Utilities
Cooling system
Wall/Window Unit(s)
Building Details
Year built
1915
Floors in Building
2
Number of units
3
Listing Agency:
Exclusive Realty Inc
(424) 248-0224
Listed By:
Benjamin Shamouelian · License #01703755
(310) 500-9164
Added: May 5
Changed: Aug 5
Last Checked: Aug 6 at 1:06PM
MLS# 26830215
Copyright © 2026 The MLS/CLAW. 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-style mixed-use property sits on a corner lot and includes a ground-floor unit operated as a mini market tenant with a beer and wine license. The mini market is currently in a five-year lease structure with approximately three years remaining, plus a five-year option, and it includes an annual rent increase each year. The second floor features two residential units: one two-bedroom/one-bath unit and one one-bedroom/one-bath unit. The owner pays for water.
The property was built in 1915 and includes wall/window cooling. There are two storage garages on the lot, one used by the two-bedroom unit tenant and one vacant and unused. In addition, there is an advertising sign on the side of the building. Parking is available via garage.
Zoned LCC2*, the property is located at 6525 Holmes Ave in Los Angeles County and is currently under the County of Los Angeles. The lot size is 0.1732 acres, and the property size is 3,347 square feet, with the buyer encouraged to verify what can be built there.
The property was built in 1915 and includes wall/window cooling. There are two storage garages on the lot, one used by the two-bedroom unit tenant and one vacant and unused. In addition, there is an advertising sign on the side of the building. Parking is available via garage.
Zoned LCC2*, the property is located at 6525 Holmes Ave in Los Angeles County and is currently under the County of Los Angeles. The lot size is 0.1732 acres, and the property size is 3,347 square feet, with the buyer encouraged to verify what can be built there.
Key Highlights
- Triplex on a corner lot at 6525 Holmes Ave
- Ground‑floor mini market tenant with a beer and wine license
- Approximately three years remaining on a five‑year lease, plus a five‑year option
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
$77,674
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
8.64%
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%
$1,553,480
$1.6M
Cap Rate 7%
$1,109,629
$1.1M
Cap Rate 9%
$863,044
$863.0K
Market Conditions
NOI Build-Up for 3,347 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
$123.7K $36.96/SF
− Vacancy
−$12.7K −$3.81/SF
EGI
$111.0K $33.15/SF
− OpEx
−$33.3K −$9.95/SF
NOI
$77.7K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$1,553,480
Cap Rate 7%
$1,109,629
Cap Rate 9%
$863,044
Alternative Uses
Best Use
Multifamily LT 5
$67.81M
$59.33M – $79.11M
NOI $4,746,575 @ 7.0% cap · market cap 527.98%
Second Best
Apartment 5plus
$59.17M
$51.78M – $69.03M
NOI $4,142,093 @ 7.0% cap · market cap 460.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,214
Businesses Nearby
Explore this area
Business Placement
Demographics for 90001, CA
55,859
Population
13,998
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
49%
High-School Grad
3.3 sq mi
ZIP Area
16,927
Density / Sq Mi
$60,751
Median Household Income
$30,672
Median Earnings
$1,471
Median Rent
$513,300
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 on a corner lot with a ground-floor mini market tenant and two residential units above, plus garage parking.
Where is this triplex located?
The property is located at 6525 Holmes Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Triplex on a corner lot at 6525 Holmes Ave; Ground‑floor mini market tenant with a beer and wine license; Approximately three years remaining on a five‑year lease, plus a five‑year option
