Ranch Quadplex With
For Sale
$1,449,000
16138 Blackwood St, La Puente, CA 91744
MULTI_FAMILY - Ranch - La Puente, CA
Property Size3,404 SF
Lot Size0.29 Acres
Price / SF$425.68
Days on Market151
Property Features for 16138 Blackwood St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 6, Family Room, Laundry Room, Bedroom 3, Bathroom 4, Bathroom 3, Bedroom 4, Bathroom 2, Bedroom 5
Parking
6
Parking features
Carport
Interior features
High Ceilings, Cathedral Ceiling(s)
Fencing
Chain Link
Fireplace
1
Appliances
6 Burner Stove, Dishwasher
Lot features
2-5 Units/ Acre, Front Yard, Lot 10000-19999 Sqft, Back Yard, Lawn, Yard
Elementary school district
Hacienda La Puente Unified
Middle school district
Hacienda La Puente Unified
High school district
Hacienda La Puente Unified
Directions
E Amar right on Echelon Ave Right on Blackwood
Subdivision
633 - Industry/La Puente/Valinda
Standard status
Active
APN
8742007009
Size
3,404 SF
Lot size
0.29 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
private yard
washer/dryer
Building Details
Year built
1955
Floors in Building
1
Number of units
4
Flooring type
Vinyl, Tile, Laminate
Building materials
Stucco
Roof type
Composition
Architectural style
Ranch
Additional Structures
Guest House
Listing Agency:
O'Donnell Real Estate
(949) 873-3350
Listed By:
Jason ODonnell · License #01804002
(949) 873-3350
Added: Mar 19
Changed: Aug 11
Last Checked: Aug 16 at 3:06AM
MLS# OC26060637
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 ranch quadplex includes four units across two separate addresses: 16138 Blackwood Street and 16140 Blackwood Street (unincorporated area). The ADU (Unit 1) at 16140 Blackwood was built in 2018 and is fully self-contained with a separate entrance. It offers two bedrooms and two baths, a full kitchen opening to the living room, and features cathedral ceilings, high ceilings, and a private yard plus access to washer and dryer on-site.
The main structure at 16138 Blackwood Street contains three additional units, each with its own private entrance and private outdoor space. Unit 2 has two bedrooms and one full bath, with a layout that includes a living room, a large dining room area, and a kitchen. Unit 3 offers one bedroom and one full bath with a separate entrance and a private courtyard, along with washer and dryer. The studio unit (Unit 4) has a private gate entry and can be used as a one-bedroom, one-bath configuration, with an upgraded bathroom, a separate living room area opening to the backyard.
Renovated in 2018 with a new composition roof and updated finishes, the property sits on a 12,555 square foot lot and includes a separate, fully drywalled structure at the back of the lot with electrical for use as an office, workout room, or storage. A carport provides three covered spaces, plus an extended driveway that can allow up to five cars. Interior features include laminate, vinyl, and tile flooring; central heating; wall/window and window cooling; and a fireplace. Utilities include public water and public sewer, with cable available. Built in 1955 and constructed with stucco, the property is fenced with chain link.
The layout can support an income property strategy, owner-occupied living with rental units, or large multi-generational living.
The main structure at 16138 Blackwood Street contains three additional units, each with its own private entrance and private outdoor space. Unit 2 has two bedrooms and one full bath, with a layout that includes a living room, a large dining room area, and a kitchen. Unit 3 offers one bedroom and one full bath with a separate entrance and a private courtyard, along with washer and dryer. The studio unit (Unit 4) has a private gate entry and can be used as a one-bedroom, one-bath configuration, with an upgraded bathroom, a separate living room area opening to the backyard.
Renovated in 2018 with a new composition roof and updated finishes, the property sits on a 12,555 square foot lot and includes a separate, fully drywalled structure at the back of the lot with electrical for use as an office, workout room, or storage. A carport provides three covered spaces, plus an extended driveway that can allow up to five cars. Interior features include laminate, vinyl, and tile flooring; central heating; wall/window and window cooling; and a fireplace. Utilities include public water and public sewer, with cable available. Built in 1955 and constructed with stucco, the property is fenced with chain link.
The layout can support an income property strategy, owner-occupied living with rental units, or large multi-generational living.
Key Highlights
- ADU (Unit 1) built in 2018 at 16140 Blackwood with separate entrance and private yard
- Four total units across 16138 and 16140 Blackwood Street, each with private entrance and outdoor space
- 2018 renovation including new composition roof and updated finishes
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
$59,446
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
4.10%
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%
$1,188,920
$1.2M
Cap Rate 7%
$849,229
$849.2K
Cap Rate 9%
$660,511
$660.5K
Market Conditions
NOI Build-Up for 3,404 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
$91.9K $27.00/SF
− Vacancy
−$7.0K −$2.05/SF
EGI
$84.9K $24.95/SF
− OpEx
−$25.5K −$7.48/SF
NOI
$59.4K $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%
$1,188,920
Cap Rate 7%
$849,229
Cap Rate 9%
$660,511
Alternative Uses
Best Use
Multifamily LT 5
$849.2K
$743.1K – $990.8K
NOI $59,446 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$782.5K
$684.7K – $912.9K
NOI $54,773 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.82M
$1.59M – $2.13M
NOI $127,574 @ 7.0% cap · market cap 8.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
921
Businesses Nearby
Explore this area
Business Placement
Demographics for 91744, CA
81,817
Population
18,852
Households
4.3
Avg Household Size
36
Median Age
13%
College-Educated
68%
High-School Grad
8.7 sq mi
ZIP Area
9,404
Density / Sq Mi
$92,624
Median Household Income
$35,355
Median Earnings
$1,873
Median Rent
$585,900
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?
Quadplex - Ranch quadplex with an ADU built in 2018 featuring its own separate entrance and private yard.
Where is this quadplex located?
The property is located at 16138 Blackwood St La Puente, CA.
What is the asking price?
The asking price for this property is $1,449,000.
What are key features of this property?
This property features: ADU (Unit 1) built in 2018 at 16140 Blackwood with separate entrance and private yard; Four total units across 16138 and 16140 Blackwood Street, each with private entrance and outdoor space; 2018 renovation including new composition roof and updated finishes
