Duplex Residential Income
For Sale
$739,000
4252 Blanchard St, East Los Angeles, CA 90063
East Los Angeles, CA
Property Size1,515 SF
Lot Size0.13 Acres
Price / SF$487.79
Days on Market85
Property Features for 4252 Blanchard St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
LCR2*
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Family Room, Bedroom 4, Bedroom 5, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Laundry Room, Bedroom 3
Parking
1
Lot features
Rectangular Lot, Front Yard, Walkstreet, Yard
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Blanchard/Eastern
Subdivision
ELA - East Los Angeles
Standard status
Active
APN
5225023003
Size
1,515 SF
Lot size
0.13 Acres
Building Details
Year built
1925
Floors in Building
1
Number of units
2
Listing Agency:
Century 21 Allstars · Century 21 Real Estate
(562) 863-2121
Listed By:
Abel Ramos · License #02244870
(323) 480-0713
Added: May 29
Changed: Aug 20
Last Checked: Aug 21 at 5:06AM
MLS# DW26117244
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 residential income property is offered for sale in East Los Angeles, featuring a total building size of 1,515 square feet. It is identified under zoning classification LCR2*.
The property is located at 4252 Blanchard St in East Los Angeles, CA 90063, in Los Angeles County.
As a duplex, the asset is designed to accommodate two residential units under the LCR2* zoning designation.
The property is located at 4252 Blanchard St in East Los Angeles, CA 90063, in Los Angeles County.
As a duplex, the asset is designed to accommodate two residential units under the LCR2* zoning designation.
Key Highlights
- Built in 1925
- Layout includes 5 bedrooms and 2 bathrooms
- Additional interior space includes a family room and a laundry 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
$25,410
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
3.44%
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%
$508,200
$508.2K
Cap Rate 7%
$363,000
$363.0K
Cap Rate 9%
$282,333
$282.3K
Market Conditions
NOI Build-Up for 1,515 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
$36.5K $24.12/SF
− Vacancy
−$241 −$0.16/SF
EGI
$36.3K $23.96/SF
− OpEx
−$10.9K −$7.19/SF
NOI
$25.4K $16.77/SF
Area
East Los Angeles, CA
Vacancy
0.66%
Lease Rate
$24.12 /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%
$508,200
Cap Rate 7%
$363,000
Cap Rate 9%
$282,333
Alternative Uses
Best Use
Multifamily LT 5
$363.0K
$317.6K – $423.5K
NOI $25,410 @ 7.0% cap · market cap 3.44%
Second Best
Apartment 5plus
$316.3K
$276.8K – $369.0K
NOI $22,142 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$593.6K
$519.4K – $692.6K
NOI $41,554 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
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 for sale with zoning LCR2* in East Los Angeles, offering residential income potential.
Where is this duplex located?
The property is located at 4252 Blanchard St East Los Angeles, CA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Built in 1925; Layout includes 5 bedrooms and 2 bathrooms; Additional interior space includes a family room and a laundry room
