Two-Unit Residential Income
For Sale
$749,500
826 E 65th St, Inglewood, CA 90302
Vacant residential units offer distinct bedroom and bathroom layouts within one income-producing property.
Property Size1,624 SF
Price / SF$461.51
Days on Market34
Property Features for 826 E 65th St
General Information
Standard status
Active
Size
1,624 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
add some TLC
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1921
Listing Agency:
(310) 701-3808
Listed By:
Beata Mandell · License #01392993
(310) 701-3808
Source:
Highrisescondos
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 29 at 8:57AM
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 Beata Mandell
Investment Insights
Based on property information with market context.
This residential income property contains 1,624 square feet and is configured as two vacant units. The front residence provides two bedrooms and one bathroom, while the rear unit includes one bedroom and one bathroom. The layout offers a compact mix of residential spaces within the same property, with the units available in their current as-is condition.
Built in 1921, the property is located at 826 E. 65th Street in Inglewood, California, within ZIP code 90302. The asset is suited to purchasers evaluating a small multifamily holding or an owner-occupancy arrangement, subject to independent confirmation of the property’s characteristics and applicable details.
Built in 1921, the property is located at 826 E. 65th Street in Inglewood, California, within ZIP code 90302. The asset is suited to purchasers evaluating a small multifamily holding or an owner-occupancy arrangement, subject to independent confirmation of the property’s characteristics and applicable details.
Key Highlights
- Two‑unit residential income property with 1,624 square feet
- Front unit includes 2 bedrooms and 1 bathroom
- Rear unit offers 1 bedroom and 1 bathroom
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
$23,038
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
3.07%
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%
$460,760
$460.8K
Cap Rate 7%
$329,114
$329.1K
Cap Rate 9%
$255,978
$256.0K
Market Conditions
NOI Build-Up for 1,624 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
$33.1K $20.40/SF
− Vacancy
−$219 −$0.13/SF
EGI
$32.9K $20.27/SF
− OpEx
−$9.9K −$6.08/SF
NOI
$23.0K $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%
$460,760
Cap Rate 7%
$329,114
Cap Rate 9%
$255,978
Alternative Uses
Best Use
Multifamily LT 5
$329.1K
$288.0K – $384.0K
NOI $23,038 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$287.4K
$251.5K – $335.3K
NOI $20,116 @ 7.0% cap · market cap 2.68%
Theoretical Best
Office A
$662.6K
$579.8K – $773.0K
NOI $46,381 @ 7.0% cap · market cap 6.19%
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
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 90302, CA
29,264
Population
11,366
Households
2.6
Avg Household Size
36
Median Age
30%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
15,402
Density / Sq Mi
$72,461
Median Household Income
$37,675
Median Earnings
$1,784
Median Rent
$731,300
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 - Vacant residential units offer distinct bedroom and bathroom layouts within one income-producing property.
Where is this duplex located?
The property is located at 826 E 65th St Inglewood, CA.
What is the asking price?
The asking price for this property is $749,500.
What are key features of this property?
This property features: Two‑unit residential income property with 1,624 square feet; Front unit includes 2 bedrooms and 1 bathroom; Rear unit offers 1 bedroom and 1 bathroom
