Duplex with Separate
For Sale
Under Contract
$900,000
12352 Sylvan Street, North Hollywood, CA 91606
North Hollywood, CA
Property Size1,608 SF
Lot Size0.26 Acres
Price / SF$559.70
Days on Market762
Property Features for 12352 Sylvan Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
LAR1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 2, Laundry Room, Bathroom 1, Bedroom 4, 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
West of the 170 Fwy / South of Victory / North of Oxnard St
Subdivision
NHO - North Hollywood
Special listing conditions
Short Sale
Standard status
Active Under Contract
APN
2333008053
Size
1,608 SF
Lot size
0.26 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Amenities
Long Driveway
big Backyard
Large back covered patio
Building Details
Year built
1952
Floors in Building
1
Number of units
2
Listing Agency:
Keller Williams SELA · Keller Williams Realty
(562) 334-1500
Listed By:
Maria Estevez · License #01415479
(562) 760-0015
Added: Jul 29, 2024
Changed: Aug 28
Last Checked: Aug 29 at 10:06AM
MLS# DW24155564
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 comprises two separate houses totaling 1,608 square feet on a 11,183-square-foot lot. One residence is tenant occupied. The property includes a long driveway, substantial on-site parking, a large backyard, and a covered rear patio. Central heating serves the homes, with public water and public sewer connected. Built in 1952, the layout includes four bedrooms, two bathrooms, and a laundry room across the two residences.
The property is located in North Hollywood within Los Angeles County and carries LAR1 zoning. Its separate-house configuration and outdoor areas provide a distinct physical setup for a duplex property.
The property is located in North Hollywood within Los Angeles County and carries LAR1 zoning. Its separate-house configuration and outdoor areas provide a distinct physical setup for a duplex property.
Key Highlights
- Two separate houses on a 11,183‑square‑foot lot
- 1,608 square feet of total property size
- One unit is tenant occupied
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
$28,081
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
3.12%
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%
$561,620
$561.6K
Cap Rate 7%
$401,157
$401.2K
Cap Rate 9%
$312,011
$312.0K
Market Conditions
NOI Build-Up for 1,608 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
$43.4K $27.00/SF
− Vacancy
−$3.3K −$2.05/SF
EGI
$40.1K $24.95/SF
− OpEx
−$12.0K −$7.48/SF
NOI
$28.1K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$561,620
Cap Rate 7%
$401,157
Cap Rate 9%
$312,011
Alternative Uses
Best Use
Multifamily LT 5
$401.2K
$351.0K – $468.0K
NOI $28,081 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$369.6K
$323.4K – $431.2K
NOI $25,874 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$860.9K
$753.3K – $1.00M
NOI $60,264 @ 7.0% cap · market cap 6.70%
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
1,890
Businesses Nearby
Explore this area
Business Placement
Demographics for 91606, CA
43,955
Population
16,563
Households
2.7
Avg Household Size
38
Median Age
27%
College-Educated
78%
High-School Grad
3.3 sq mi
ZIP Area
13,320
Density / Sq Mi
$66,884
Median Household Income
$36,497
Median Earnings
$1,744
Median Rent
$801,300
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 residences share a spacious lot with a lengthy driveway, substantial parking, and a sizable rear yard.
Where is this duplex located?
The property is located at 12352 Sylvan Street North Hollywood, CA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Two separate houses on a 11,183‑square‑foot lot; 1,608 square feet of total property size; One unit is tenant occupied
