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    2705 S Normandie Ave Los Angeles, CA 90007

    View on Map
    For Sale
    $1,399,900

    MULTI_FAMILY - Los Angeles, CA

    Property size:
    3,630 SF
    Lot size:
    0.16 Acres
    Added:
    Feb 10, 2026
    Days on Market:
    50
    Last Refresh:
    Apr 1 at 9:06 am

    Property Features for 2705 S Normandie Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    LARD1.5
    Bedrooms
    10
    Bathrooms
    9
    Rooms
    Bathroom 6, Bathroom 7, Bedroom 2, Bathroom 1, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 9, Bathroom 4, Bathroom 2, Bedroom 4, Bedroom 7, Bedroom 10, Bedroom 9, Bathroom 8, Bedroom 1, Bedroom 3, Bathroom 5, Bedroom 8
    Parking
    12
    Parking features
    Driveway
    Fireplace
    1
    Appliances
    Convection Oven
    Standard status
    Active
    APN
    5053-034-014
    Size
    3,630 SF
    Lot size
    0.16 Acres

    Utilities

    Heating system
    Natural Gas
    Cooling system
    Heat Pump

    Building Details

    Year built
    1920
    Floors in Building
    2
    Number of units
    2
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Ying Luo

    Listing agent Ying Luo License #01967643

    Listing office Real Estate eBroker Inc. 950 Boardwalk Suite 203, Oceanside, CA

    Listing date Feb 10, 2026

    MLS# 26650049

    Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    High-Yield Duplex Near USC

    This duplex presents a student housing investment opportunity near the University of Southern California (USC). The property, remodeled in 2020 with city permits, features 10 bedrooms and 9 bathrooms. It offers approximately 3,630 rentable square feet of living space on a 6,881 square feet lot. The building's exterior was updated with new stucco and paint. The bathrooms have been completely updated with new electrical, plumbing, sewer, and gas lines. Each floor includes a new portable AC system and an in-unit washer and dryer. The property is 100% occupied by students and graduates and fully leased for the 2025-2026 academic school year. The property generates a gross income of $12,000 per month. Tenants are responsible for all utilities, including water, gas, and electricity. The LARD1.5 zoning and TOC Tier 2 designation of the 6,881 square foot lot allows for the construction of Accessory Dwelling Units (ADUs).
    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 Gym & Fitness Center Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.300598
    Latitude
    34.030608

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    FAQs

    What type of property is this?
    Duplex - Remodeled duplex near USC with ADU potential.
    Where is this duplex located?
    The property is located at 2705 S Normandie Ave Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $1,399,900.
    What are key features of this property?
    This property features: High 9.1% Cap Rate investment property.; Located blocks from the University of Southern California (USC) with 100% occupancy and fully leased for the 2025‑2026 academic year.; ADU potential on a large 6,881 SF lot for further cash flow enhancement.
    (323) 207-6518
    We can help!
    Listing Contact
    Ying Luo
    Real Estate License ID: 01967643
    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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