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    2502 Hermosa Avenue Montrose, CA 91020

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    Claim this Listing
    For Sale
    Under Contract
    $769,000

    Craftsman, Duplex - Montrose, CA

    Type:Duplex
    Property size:
    703 SF
    Lot size:
    5,202.00 Acres
    Price / SF:
    $1,093/SF
    Added:
    Jan 14, 2026
    Days on Market:
    105
    Last Refresh:
    Apr 29 at 1:06 pm

    Property Features for 2502 Hermosa Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Bedrooms
    1
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1
    Parking
    2
    Exterior features
    Community Features Included: Curbs, 0-1 Unit/Acre
    Appliances
    Cooktop, Cooktop - Electric, Range, Range - Gas
    Standard status
    Active Under Contract
    APN
    5807019032
    Size
    703 SF
    Lot size
    5,202.00 Acres

    Utilities

    Heating system
    Wall Furnace
    Cooling system
    Multi Units, Wall/Window Unit(s), Window Unit(s)

    Building Details

    Year built
    1925
    Floors in Building
    1
    Number of units
    2
    Building materials
    Asbestos
    Roof type
    Shingle
    Architectural style
    Craftsman

    We can help!

    Listing Contact
    Sandra Haynes

    Listing agent Sandra Haynes License #01204104

    Listing office Coldwell Banker Exclusive 10240 Reseda Blvd., California, CA

    Listing date Jan 14, 2026

    MLS# SR26008779 Listing URL

    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.

    Overview

    Montrose Duplex: Development Opportunity

    This property presents an opportunity for a cash buyer to potentially rebuild with additional units, expand, or construct a new home in the Montrose neighborhood. The location is within walking distance of Trader Joe's, public transportation, and the Montrose Shopping Park, which features various shops, restaurants, and nightlife options. Currently operating as a legal duplex, the property has been well-maintained and managed by the current owner. Buyers should investigate building allowances. A detached structure on the property has been used as a third unit but has been cited by the city for permit violations. Bringing this structure up to code and obtaining the necessary permits will be the responsibility of the buyer. The detached unit will be vacated prior to the close of escrow, and vacancy of the front duplex is negotiable. The property is located in Montrose, California, within Los Angeles County. The lot size is approximately 0.119 acres, and the property size is 703 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Montrose
    County
    Los Angeles
    State
    California
    Longitude
    -118.233467
    Latitude
    34.20844

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      Versatile Commercial Building with Income

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex with potential for expansion or rebuild in Montrose.
    Where is this duplex located?
    The property is located at 2502 Hermosa Avenue Montrose, CA.
    What is the asking price?
    The asking price for this property is $769,000.
    What are key features of this property?
    This property features: Prime Montrose neighborhood location within walking distance of Trader Joe's, public transportation, and Montrose Shopping Park.; Legal duplex, well‑maintained by current owner.; Opportunity for cash buyer to rebuild with additional units or expand.
    (818) 437-8644
    We can help!
    Listing Contact
    Sandra Haynes
    Real Estate License ID: 01204104
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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