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    Student Housing Investment Opportunity Near USC Title is generated by Realmo AI

    2818 S Normandie Ave, Los Angeles, CA 90007

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    Claim this Listing
    For Sale
    $1,250,000

    MULTI_FAMILY - Los Angeles, CA

    Property size:
    3,061 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $408/SF
    Added:
    Apr 29, 2026
    Days on Market:
    35
    Last Refresh:
    Jun 2 at 12:06 pm

    Property Features for 2818 S Normandie Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    LARD1.5
    Bedrooms
    8
    Bathrooms
    4
    Rooms
    Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 8, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 7, Bedroom 4, Bedroom 6, Bedroom 3, Bathroom 2
    Parking
    4
    Standard status
    Active
    APN
    5054-006-011
    Size
    3,061 SF
    Lot size
    0.15 Acres

    Building Details

    Year built
    1906
    Floors in Building
    2
    Number of units
    2

    We can help!

    Listing Contact
    Adam Shamooelian

    Listing agent Adam Shamooelian License #02116849

    Listing office Keller Williams Beverly Hills 439 N Canon Dr. Suite 300, Beverly HIlls, CA

    Listing date Apr 29, 2026

    MLS# 26827285 Listing URL

    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

    Located near the University of Southern California (USC), the property at 2818 S. Normandie Ave in Los Angeles, CA, presents a student housing investment and development opportunity within the DPS Patrol Zone. The property will be delivered with Ready-To-Issue (RTI) permits for two stacked ADUs, each designed as 3-bedroom / 3-bathroom units of approximately 1,000 SF. Currently, the property features a fully furnished 8-bedroom duplex (5BD+3BA and 3BD+1BA) situated on a 6,619 SF LARD1.5 lot within a designated Historic Preservation Overlay Zone (HPOZ). The duplex is currently fully leased to USC students at $9,100 per month. Prior renovations include updated interiors and systems, and the exterior has been refreshed with new paint. Upon completion, the property will total 14 bedrooms across four units. The approved ADU layouts feature well-proportioned bedrooms and ensuite-style living. The property is located in close proximity to USC, USC Village, Exposition Park, and the Metro E Line. The property benefits from walkability, proximity to campus, and the continued growth of USC's student population. The property size is 3,061 square feet and the lot size is 0.152 acres.
    Property Profile 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
    -118.299882
    Latitude
    34.029438

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    FAQs

    What type of property is this?
    Duplex - Student housing with development potential near USC.
    Where is this duplex located?
    The property is located at 2818 S Normandie Ave Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $1,250,000.
    (310) 658-2668
    We can help!
    Listing Contact
    Adam Shamooelian
    Real Estate License ID: 02116849
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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.

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