R-1650 Zoned
For Sale
$1,200,000
1008 E Windsor RD, Glendale, CA 91205
Two-unit residential property with existing rental income and zoning that may support additional residential development, subject to approvals.
Property Size1,928 SF
Days on Market29
Property Features for 1008 E Windsor RD
General Information
Standard status
Active
Size
1,928 SF
Property subtype
MULTI_FAMILY
Zoning
R-1650
Additional Details
Multifamily Units
2
Building Details
Building Size
1,928 SF
Year Built
1906
Listing Agency:
eXp Realty of Greater Los Angeles
Listed By:
Beverly Liu · License #02017904
(626) 600-2381
Source:
Milsteinestates
Added: Aug 21
Changed: Sep 17
Last Checked: Sep 18 at 12:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty of Greater Los Angeles
Investment Insights
Based on property information with market context.
This duplex at 1008 E Windsor Road in Glendale, California, dates to 1906 and provides two residential units within an established income-property format. Existing rental income supports continued use as a residential investment, while the duplex configuration may also accommodate an owner-user arrangement subject to the property's occupancy and lease circumstances.
The parcel is zoned R-1650. Additional residential units, ADU options, density, and redevelopment would require independent confirmation with the City of Glendale and any required approvals. The property is situated near shopping, dining, entertainment, employment centers, and transportation serving the surrounding area.
The parcel is zoned R-1650. Additional residential units, ADU options, density, and redevelopment would require independent confirmation with the City of Glendale and any required approvals. The property is situated near shopping, dining, entertainment, employment centers, and transportation serving the surrounding area.
Key Highlights
- Duplex with two residential units
- R‑1650 zoning
- Built in 1906
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
$41,789
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
3.48%
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%
$835,780
$835.8K
Cap Rate 7%
$596,986
$597.0K
Cap Rate 9%
$464,322
$464.3K
Market Conditions
NOI Build-Up for 1,928 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
$63.6K $33.00/SF
− Vacancy
−$3.9K −$2.04/SF
EGI
$59.7K $30.96/SF
− OpEx
−$17.9K −$9.29/SF
NOI
$41.8K $21.67/SF
Area
Glendale, CA
Vacancy
6.17%
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%
$835,780
Cap Rate 7%
$596,986
Cap Rate 9%
$464,322
Alternative Uses
Best Use
Multifamily LT 5
$597.0K
$522.4K – $696.5K
NOI $41,789 @ 7.0% cap · market cap 3.48%
Second Best
Apartment 5plus
$518.4K
$453.6K – $604.8K
NOI $36,288 @ 7.0% cap · market cap 3.02%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,168 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,725
Businesses Nearby
Explore this area
Business Placement
Demographics for 91205, CA
36,693
Population
14,424
Households
2.5
Avg Household Size
41
Median Age
39%
College-Educated
84%
High-School Grad
1.9 sq mi
ZIP Area
19,312
Density / Sq Mi
$59,005
Median Household Income
$42,393
Median Earnings
$1,890
Median Rent
$763,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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-unit residential property with existing rental income and zoning that may support additional residential development, subject to approvals.
Where is this duplex located?
The property is located at 1008 E Windsor RD Glendale, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Duplex with two residential units; R‑1650 zoning; Built in 1906
