Renovated Three-Unit Residential
For Sale
$1,150,000
833 N Humphreys, Los Angeles, CA 90022
Newly renovated three-unit income property with updated units and convenient freeway access.
Property Size2,699 SF
Days on Market95
Property Features for 833 N Humphreys
General Information
Standard status
Active
Size
2,699 SF
Property subtype
Triplex
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Building Size
2,699 SF
Year Built
1940
Year Renovated
2025
Listing Agency:
Keller Williams SELA
Listed By:
Edward Franco · License #01790196
(562) 862-7878
Source:
Truthrealty
Added: Jun 3
Changed: Aug 28
Last Checked: Sep 5 at 8:33AM
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 Keller Williams SELA
Investment Insights
Based on property information with market context.
This is a newly renovated three-unit residential income property configured as Unit 1, Unit 2, and Unit 3. Unit 1 was remodeled in 2025, and Units 2 and 3 were built in 2020, giving the building a mix of recent updates. The property is presented as a turn-key option for buyers seeking a small multi-family asset with newer components.
The location provides easy access to the 710, 60, 10, and 5 freeways, supporting flexible commuting and regional connectivity. The property is also close to ELA College and Cal State LA University, which may be helpful for tenant demand driven by student and staff housing needs.
For investors or owner-occupants, the three-unit layout offers manageable scale while benefiting from renovation activity across multiple units. Prospective tenants and buyers can focus on the building’s recent improvements, including the 2025 remodeling and the 2020 construction of two of the units, as they evaluate fit for residential income use.
The location provides easy access to the 710, 60, 10, and 5 freeways, supporting flexible commuting and regional connectivity. The property is also close to ELA College and Cal State LA University, which may be helpful for tenant demand driven by student and staff housing needs.
For investors or owner-occupants, the three-unit layout offers manageable scale while benefiting from renovation activity across multiple units. Prospective tenants and buyers can focus on the building’s recent improvements, including the 2025 remodeling and the 2020 construction of two of the units, as they evaluate fit for residential income use.
Key Highlights
- Newly renovated three‑unit income property, built in 1940
- Unit 1 remodeled in 2025
- Units 2 and 3 built in 2020
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
$61,893
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
5.38%
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%
$1,237,860
$1.2M
Cap Rate 7%
$884,186
$884.2K
Cap Rate 9%
$687,700
$687.7K
Market Conditions
NOI Build-Up for 2,699 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
$90.7K $33.60/SF
− Vacancy
−$2.3K −$0.84/SF
EGI
$88.4K $32.76/SF
− OpEx
−$26.5K −$9.83/SF
NOI
$61.9K $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%
$1,237,860
Cap Rate 7%
$884,186
Cap Rate 9%
$687,700
Alternative Uses
Best Use
Multifamily LT 5
$884.2K
$773.7K – $1.03M
NOI $61,893 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$806.1K
$705.3K – $940.5K
NOI $56,427 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$1.10M
$962.2K – $1.28M
NOI $76,977 @ 7.0% cap · market cap 6.69%
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
1,160
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Newly renovated three-unit income property with updated units and convenient freeway access.
Where is this triplex located?
The property is located at 833 N Humphreys Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Newly renovated three‑unit income property, built in 1940; Unit 1 remodeled in 2025; Units 2 and 3 built in 2020
