Duplex with Mountain
For Sale
$608,000
38682 Florence, Beaumont, CA 92223
MULTI_FAMILY - Beaumont, CA
Property Size2,277 SF
Lot Size0.68 Acres
Price / SF$267.02
Days on Market77
Property Features for 38682 Florence
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Laundry Room, Bedroom 1, Bedroom 5, Bathroom 3
Parking
2
Fencing
Chain Link
Fireplace
1
Subdivision
Other (OTHR)
Lot features
2-5 Units/ Acre
Elementary school district
Beaumont
Middle school district
Beaumont
High school district
Beaumont
Directions
North of 6th St / West of Palm
Standard status
Active
APN
414051011
Size
2,277 SF
Lot size
0.68 Acres
Utilities
Sewer type
Unknown
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Listing Agency:
Elevate Real Estate Agency
(951) 394-3554
Listed By:
Monica Guzman · License #01311901
(909) 208-0207
Added: Jun 2
Changed: Aug 11
Last Checked: Aug 17 at 2:06AM
MLS# CV26120075
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-style income property features two houses on one parcel separated by a privacy wall. The back house is ranch style with three bedrooms, one and a half baths, and a covered back patio with mountain views. The front house offers two bedrooms, one bath, a large eat-in kitchen, and a spacious bonus storage room. A front porch shaded by a mature tree adds additional outdoor space. Central heating and central air are provided, and the home includes a fireplace.
The property sits on a 0.68-acre lot with public water service. Each unit has its own separate gas meter and electric meter, supporting independent utility management. Chain-link fencing is present, and the listing indicates there is no HOA.
Built in 1940, the property totals 2,277 SF and is heated with central systems. Floorplan includes multiple bedrooms and bathrooms, along with a dedicated laundry room.
The property sits on a 0.68-acre lot with public water service. Each unit has its own separate gas meter and electric meter, supporting independent utility management. Chain-link fencing is present, and the listing indicates there is no HOA.
Built in 1940, the property totals 2,277 SF and is heated with central systems. Floorplan includes multiple bedrooms and bathrooms, along with a dedicated laundry room.
Key Highlights
- 0.68‑acre lot with two houses separated by a privacy wall
- Back house: ranch style with three bedrooms, 1.5 baths, and covered patio with mountain views
- Front house: two bedrooms, one bath, large eat‑in kitchen, and bonus storage room
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
$40,007
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
6.58%
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%
$800,140
$800.1K
Cap Rate 7%
$571,529
$571.5K
Cap Rate 9%
$444,522
$444.5K
Market Conditions
NOI Build-Up for 2,277 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
$58.2K $25.56/SF
− Vacancy
−$1.0K −$0.46/SF
EGI
$57.2K $25.10/SF
− OpEx
−$17.1K −$7.53/SF
NOI
$40.0K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$800,140
Cap Rate 7%
$571,529
Cap Rate 9%
$444,522
Alternative Uses
Best Use
Multifamily LT 5
$571.5K
$500.1K – $666.8K
NOI $40,007 @ 7.0% cap · market cap 6.58%
Second Best
Apartment 5plus
$526.5K
$460.7K – $614.3K
NOI $36,857 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$682.2K
$596.9K – $795.9K
NOI $47,751 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
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?
Duplex - Two separate houses on one parcel with independent gas and electric meters, central HVAC, and fireplace in a no-HOA setting.
Where is this duplex located?
The property is located at 38682 Florence Beaumont, CA.
What is the asking price?
The asking price for this property is $608,000.
What are key features of this property?
This property features: 0.68‑acre lot with two houses separated by a privacy wall; Back house: ranch style with three bedrooms, 1.5 baths, and covered patio with mountain views; Front house: two bedrooms, one bath, large eat‑in kitchen, and bonus storage room
