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    La Mesa Duplex with ADU Permits Title is generated by Realmo AI

    28 Edenvale Ave, La Mesa, CA 91941

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    For Sale
    $1,435,000

    Income-producing duplex with approved ADU permits in La Mesa.

    Type:Investment
    Property size:
    1,125 SF
    Price / SF:
    $1,275/SF
    Added:
    May 20, 2026
    Days on Market:
    11
    Last Refresh:
    May 20 at 12:37 pm

    Property Features for 28 Edenvale Ave

    General Information

    Standard status
    Active
    Size
    1,125 SF
    Property subtype
    Investment

    Building Details

    Year Built
    1948

    We can help!

    Listing Contact
    Jeanmarie Gallagher

    Listing agent Jeanmarie Gallagher

    Listing office

    Listing date May 20, 2026

    Source Elliman

    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 Jeanmarie Gallagher

    HighLights

    • Approved ADU permits allow immediate increase in density and rental income.
    • Existing duplex completely remodeled in 2018 with modern finishes.
    • Two spacious 3BD/2BA units, 1,050 sq.ft. and 1,125 sq.ft.
    • Each unit includes luxury vinyl plank flooring, quartz countertops, stainless steel appliances, and in‑unit laundry.
    • Features a 2‑car garage, gated private decks, and a dedicated dog run.
    • Prime La Mesa location near shopping, dining, transit, and freeway access.

    Overview

    This property presents an investment opportunity featuring an income-producing duplex with City of La Mesa-approved ADU permits. The existing duplex was completely remodeled in 2018 and consists of two units. The front unit features 3 bedrooms and 2 bathrooms within 1,050 square feet. The back unit offers 3 bedrooms and 2 bathrooms within 1,125 square feet. Each residence includes luxury vinyl plank flooring, black graphite quartz countertops, and black stainless steel appliances. Kitchen amenities include a dishwasher, built-in microwave, 5-burner gas stove, and a large farmhouse-style sink. Ceiling fans with integrated lighting are installed in the living rooms and bedrooms. Each unit also has an in-unit washer and dryer, along with designer bathrooms featuring tiled bath surrounds, oversized showers, and soaking tubs. The property includes a 2-car garage, gated private decks, and a dedicated dog run. The property is situated near shopping, dining, transit, and freeway access. The location offers access to transit and is somewhat walkable.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    La Mesa
    County
    San Diego
    State
    California
    Longitude
    -117.014184
    Latitude
    32.763168

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    FAQs

    What type of property is this?
    Duplex - Income-producing duplex with approved ADU permits in La Mesa.
    Where is this duplex located?
    The property is located at 28 Edenvale Ave La Mesa, CA.
    What is the asking price?
    The asking price for this property is $1,435,000.
    What are key features of this property?
    This property features: Approved ADU permits allow immediate increase in density and rental income.; Existing duplex completely remodeled in 2018 with modern finishes.; Two spacious 3BD/2BA units, 1,050 sq.ft. and 1,125 sq.ft.
    (619) 520-3100
    We can help!
    Listing Contact
    Jeanmarie Gallagher
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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