Duplex Income Property with
For Sale
$870,000
535 W Olive St, Inglewood, CA 90301
Two-unit duplex with a front 4 bed/3 bath residence and rear 1 bed/1 bath unit, both with washer/dryer hookups.
Property Size2,556 SF
Days on Market72
Property Features for 535 W Olive St
General Information
Standard status
Active
Size
2,556 SF
Property subtype
Investment
Additional Details
Business Included
Yes
Building Details
Building Size
2,556 SF
Year Built
1924
Units
2
Listing Agency:
J A T S Enterprises
Listed By:
Jeanet Salazar · License #01473287
(323) 356-3638
Source:
Elliman
Added: Jun 25
Changed: Sep 3
Last Checked: Sep 2 at 6:42PM
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 J A T S Enterprises
Investment Insights
Based on property information with market context.
This duplex offers an income-focused configuration with two separate residential units. The front home features four bedrooms and three bathrooms and includes ceiling fans throughout. A covered patio is included, and washer/dryer hookups are located at the rear of the property. Some areas are described as dated and in need of upgrades.
The rear unit includes one bedroom and one bathroom. The property is positioned on a quiet residential street near major freeways and within reach of SoFi Stadium, the Kia Forum, and the Intuit Dome, with shopping and dining nearby.
Overall, the asset provides two distinct residential layouts within a single duplex structure, offering flexibility for either rental income or owner-occupancy with a leased unit.
The rear unit includes one bedroom and one bathroom. The property is positioned on a quiet residential street near major freeways and within reach of SoFi Stadium, the Kia Forum, and the Intuit Dome, with shopping and dining nearby.
Overall, the asset provides two distinct residential layouts within a single duplex structure, offering flexibility for either rental income or owner-occupancy with a leased unit.
Key Highlights
- Duplex built in 1924 with a front 4 bed / 3 bath residence and a rear 1 bed / 1 bath unit
- Front home includes ceiling fans throughout and a covered patio (buyer to verify permits)
- Washer/dryer hookups located at the rear for convenient laundry access
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
$36,259
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
4.17%
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%
$725,180
$725.2K
Cap Rate 7%
$517,986
$518.0K
Cap Rate 9%
$402,878
$402.9K
Market Conditions
NOI Build-Up for 2,556 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
$52.1K $20.40/SF
− Vacancy
−$344 −$0.13/SF
EGI
$51.8K $20.27/SF
− OpEx
−$15.5K −$6.08/SF
NOI
$36.3K $14.19/SF
Area
Inglewood, CA
Vacancy
0.66%
Lease Rate
$20.40 /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%
$725,180
Cap Rate 7%
$517,986
Cap Rate 9%
$402,878
Alternative Uses
Best Use
Multifamily LT 5
$518.0K
$453.2K – $604.3K
NOI $36,259 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$452.3K
$395.8K – $527.7K
NOI $31,660 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$1.04M
$912.5K – $1.22M
NOI $72,999 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 90301, CA
36,270
Population
12,884
Households
2.8
Avg Household Size
37
Median Age
20%
College-Educated
73%
High-School Grad
2.5 sq mi
ZIP Area
14,508
Density / Sq Mi
$62,991
Median Household Income
$33,884
Median Earnings
$1,658
Median Rent
$698,300
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 - Two-unit duplex with a front 4 bed/3 bath residence and rear 1 bed/1 bath unit, both with washer/dryer hookups.
Where is this duplex located?
The property is located at 535 W Olive St Inglewood, CA.
What is the asking price?
The asking price for this property is $870,000.
What are key features of this property?
This property features: Duplex built in 1924 with a front 4 bed / 3 bath residence and a rear 1 bed / 1 bath unit; Front home includes ceiling fans throughout and a covered patio (buyer to verify permits); Washer/dryer hookups located at the rear for convenient laundry access
