Renovated Triplex in Uptown
For Sale
$1,425,000
7251 Painter Avenue, Whittier, CA 90602
Fully renovated triplex in a vibrant, walkable Whittier neighborhood.
Property Size6,839 SF
Price / SF$208.36
Days on Market409
Property Features for 7251 Painter Avenue
General Information
Standard status
Active
Size
6,839 SF
Property subtype
2-4 Units / Res Income 2-4 Units
Zoning
Public Rec
Amenities
Central Forced Air
4.0
N/K
1
6
3
Listing Agency:
The Ave
(562) 413-9399
Listed By:
Joshua Glaz · License #01856858
(562) 413-9399
Source:
Compass
Added: Jul 18, 2025
Changed: Aug 27
Last Checked: Aug 29 at 2:52PM
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 The Ave
Investment Insights
Based on property information with market context.
Located in Uptown Whittier, 7251 Painter Avenue is a renovated triplex comprised of three standalone residences. Each unit has been updated with modern designer finishes. The front house is a 3-bedroom, 2-bathroom home featuring a spacious layout and sun-drenched interiors. The middle unit is a 2-bedroom, 1-bathroom dwelling. The third unit is a 1-bedroom, 1-bathroom cottage. Each structure is detached, providing tenants with privacy. The property is positioned near the boutiques, eateries, cafes, and nightlife of Uptown Whittier. The property is suitable for expanding a portfolio or securing a live-rent investment.
Key Highlights
- Fully renovated triplex in highly sought‑after Uptown Whittier.
- Three detached residences offering privacy and single‑family living appeal.
- Prime location steps from Uptown Whittier's boutiques, eateries, cafes, and nightlife.
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
$119,434
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
8.38%
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%
$2,388,680
$2.4M
Cap Rate 7%
$1,706,200
$1.7M
Cap Rate 9%
$1,327,044
$1.3M
Market Conditions
NOI Build-Up for 6,839 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
$184.7K $27.00/SF
− Vacancy
−$14.0K −$2.05/SF
EGI
$170.6K $24.95/SF
− OpEx
−$51.2K −$7.48/SF
NOI
$119.4K $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%
$2,388,680
Cap Rate 7%
$1,706,200
Cap Rate 9%
$1,327,044
Alternative Uses
Best Use
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,434 @ 7.0% cap · market cap 8.38%
Second Best
Apartment 5plus
$1.57M
$1.38M – $1.83M
NOI $110,045 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$3.66M
$3.20M – $4.27M
NOI $256,310 @ 7.0% cap · market cap 17.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,496
Businesses Nearby
Explore this area
Business Placement
Demographics for 90602, CA
25,521
Population
8,514
Households
3
Avg Household Size
36
Median Age
22%
College-Educated
85%
High-School Grad
3.8 sq mi
ZIP Area
6,716
Density / Sq Mi
$67,259
Median Household Income
$37,237
Median Earnings
$1,719
Median Rent
$729,300
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 - Fully renovated triplex in a vibrant, walkable Whittier neighborhood.
Where is this triplex located?
The property is located at 7251 Painter Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: Fully renovated triplex in highly sought‑after Uptown Whittier.; Three detached residences offering privacy and single‑family living appeal.; Prime location steps from Uptown Whittier's boutiques, eateries, cafes, and nightlife.
