Remodeled Triplex with Ensuite
For Sale
Contact for pricing
Pending
8626 Lubao Avenue, Winnetka, CA 91306
Three-unit property with updated interiors, private outdoor space, and a main residence featuring a custom kitchen.
Property Size3,000 SF
Days on Market210
Property Features for 8626 Lubao Avenue
General Information
Standard status
Pending
Size
3,000 SF
Property subtype
Multifamily
Zoning
Public Rec
Additional Details
Multifamily Units
3
Building Details
Buildings
2
Stories
1
Units
3
Listing Agency:
Keller Williams Coastal Properties
(424) 653-0560
Listed By:
Shira Dunn · License #02100807
Source:
Crexi
Added: Feb 3
Changed: Aug 30
Last Checked: Aug 30 at 11:44PM
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 Coastal Properties
Investment Insights
Based on property information with market context.
This triplex includes a primary residence and two additional units, with approximately 3,000 square feet arranged across 7 bedrooms and 7.5 bathrooms. The property has been newly remodeled and features modern finishes, high ceilings, abundant natural light, and ensuite bathrooms for each bedroom. The main residence includes an open-concept living and dining arrangement centered on a kitchen with stainless steel appliances, custom cabinetry, quartz countertops, and an oversized island.
Outdoor areas include a private backyard and a patio connected to the main living spaces. The property also includes a 1-bedroom, 1-bathroom JADU at 8624 Lubao Ave with a full kitchen, new appliances, recessed lighting, laminate flooring, and heating and cooling. The address is 8626 Lubao Avenue in Winnetka, California, and the stated zoning is Public Rec.
Outdoor areas include a private backyard and a patio connected to the main living spaces. The property also includes a 1-bedroom, 1-bathroom JADU at 8624 Lubao Ave with a full kitchen, new appliances, recessed lighting, laminate flooring, and heating and cooling. The address is 8626 Lubao Avenue in Winnetka, California, and the stated zoning is Public Rec.
Key Highlights
- Main residence plus two additional units
- Approximately 3,000 square feet with 7 bedrooms and 7.5 bathrooms
- Each bedroom includes an ensuite bathroom
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
$52,391
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
2.92%
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%
$1,047,820
$1.0M
Cap Rate 7%
$748,443
$748.4K
Cap Rate 9%
$582,122
$582.1K
Market Conditions
NOI Build-Up for 3,000 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
$81.0K $27.00/SF
− Vacancy
−$6.2K −$2.05/SF
EGI
$74.8K $24.95/SF
− OpEx
−$22.5K −$7.48/SF
NOI
$52.4K $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%
$1,047,820
Cap Rate 7%
$748,443
Cap Rate 9%
$582,122
Alternative Uses
Best Use
Multifamily LT 5
$748.4K
$654.9K – $873.2K
NOI $52,391 @ 7.0% cap · market cap 2.92%
Second Best
Apartment 5plus
$689.6K
$603.4K – $804.5K
NOI $48,272 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$1.61M
$1.41M – $1.87M
NOI $112,433 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,492
Businesses Nearby
Explore this area
Business Placement
Demographics for 91306, CA
46,669
Population
15,176
Households
3.1
Avg Household Size
39
Median Age
31%
College-Educated
79%
High-School Grad
4.2 sq mi
ZIP Area
11,112
Density / Sq Mi
$88,958
Median Household Income
$39,524
Median Earnings
$1,909
Median Rent
$719,900
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 - Three-unit property with updated interiors, private outdoor space, and a main residence featuring a custom kitchen.
Where is this triplex located?
The property is located at 8626 Lubao Avenue Winnetka, CA.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Main residence plus two additional units; Approximately 3,000 square feet with 7 bedrooms and 7.5 bathrooms; Each bedroom includes an ensuite bathroom
