Duplex with Two Two-Bed
For Sale
$694,000
339 E 65th, Los Angeles, CA 90003
MULTI_FAMILY - Los Angeles, CA
Property Size1,452 SF
Lot Size0.12 Acres
Price / SF$477.96
Days on Market125
Property Features for 339 E 65th
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Laundry Room, Bedroom 1
Parking
1
Lot features
0-1 Unit/ Acre
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
south on San Pedro east on 65th
Subdivision
699 - Not Defined
Special listing conditions
Probate Listing
Standard status
Active
APN
6006017026
Size
1,452 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1926
Floors in Building
1
Number of units
2
Listing Agency:
Landmark Realty Services
(714) 871-9750
Listed By:
Gail Duchetta · License #01067811
(626) 665-6998
Added: Apr 14
Changed: Aug 11
Last Checked: Aug 16 at 11:06AM
MLS# PW26080499
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 duplex features two units, each with 2 bedrooms and 1 bathroom. The property is described as needing TLC, offering an opportunity for buyers looking for a renovation-focused investment or occupancy plan. The building was constructed in 1926 and sits on a 0.1242-acre lot. Total property size is 1,452 square feet.
Utilities are supported by public water and public sewer service. The unit mix is straightforward with bedrooms and two bathrooms represented across the layout.
With a compact footprint and two separate residential units, the property may appeal to buyers seeking a duplex configuration in an existing neighborhood setting.
Utilities are supported by public water and public sewer service. The unit mix is straightforward with bedrooms and two bathrooms represented across the layout.
With a compact footprint and two separate residential units, the property may appeal to buyers seeking a duplex configuration in an existing neighborhood setting.
Key Highlights
- Two units with 2 bedrooms and 1 bathroom each
- Needs TLC condition
- Built in 1926
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
$32,870
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
4.74%
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%
$657,400
$657.4K
Cap Rate 7%
$469,571
$469.6K
Cap Rate 9%
$365,222
$365.2K
Market Conditions
NOI Build-Up for 1,452 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
$47.9K $33.00/SF
− Vacancy
−$958 −$0.66/SF
EGI
$47.0K $32.34/SF
− OpEx
−$14.1K −$9.70/SF
NOI
$32.9K $22.64/SF
Area
ZIP 90003
Vacancy
2.00%
Lease Rate
$33.00 /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%
$657,400
Cap Rate 7%
$469,571
Cap Rate 9%
$365,222
Alternative Uses
Best Use
Apartment 5plus
$25.67M
$22.46M – $29.95M
NOI $1,796,928 @ 7.0% cap · market cap 258.92%
Second Best
Multifamily LT 5
$469.6K
$410.9K – $547.8K
NOI $32,870 @ 7.0% cap · market cap 4.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,542
Businesses Nearby
Explore this area
Business Placement
Demographics for 90003, CA
72,764
Population
18,349
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
53%
High-School Grad
3.6 sq mi
ZIP Area
20,212
Density / Sq Mi
$54,781
Median Household Income
$30,132
Median Earnings
$1,515
Median Rent
$547,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two 2-bedroom, 1-bath units, built in 1926, on 0.1242 acres with public water and sewer.
Where is this duplex located?
The property is located at 339 E 65th Los Angeles, CA.
What is the asking price?
The asking price for this property is $694,000.
What are key features of this property?
This property features: Two units with 2 bedrooms and 1 bathroom each; Needs TLC condition; Built in 1926
