Duplex with New
For Sale
$999,000
4850 N Vincent, Covina, CA 91722
Vacant two-unit property with separate laundry, air conditioning, and updated interiors.
Property Size1,729 SF
Days on Market145
Property Features for 4850 N Vincent
General Information
Standard status
Active
Size
1,729 SF
Property subtype
Investment
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
private laundry
air conditioning
dual-pane windows
newer insulation
Building Details
Building Size
1,729 SF
Year Built
1962
Stories
1
Units
2
Listing Agency:
South Bay Executive Realty, Inc.
(310) 978-9133
Listed By:
Jaime Sutachan · License #01886915
(310) 978-9133
Source:
Elliman
Added: Apr 8
Changed: Aug 29
Last Checked: Apr 24 at 7:55PM
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 South Bay Executive Realty, Inc.
Investment Insights
Based on property information with market context.
This duplex includes a three-bedroom, two-bath main residence and a newly constructed two-bedroom, one-bath ADU completed in 2024. The primary home offers an open layout, remodeled kitchen with quartz countertops, updated bathrooms, dual-pane windows, and newer insulation. Both residences include dedicated laundry areas and air conditioning. The ADU adds a full kitchen, private entrance, separate laundry room, and independent air conditioning.
The property is located on a private street in Covina and is served by the Azusa Unified School District. Shopping centers, restaurants, and West Covina Mall are within walking distance, while access to the 10 and 210 freeways supports regional commuting. The property will be delivered vacant, allowing the next owner to occupy, accommodate extended household members, or establish separate rental use.
The property is located on a private street in Covina and is served by the Azusa Unified School District. Shopping centers, restaurants, and West Covina Mall are within walking distance, while access to the 10 and 210 freeways supports regional commuting. The property will be delivered vacant, allowing the next owner to occupy, accommodate extended household members, or establish separate rental use.
Key Highlights
- Three‑bedroom, two‑bath main residence plus a two‑bedroom, one‑bath ADU
- Newly constructed ADU completed in 2024 with full kitchen and private entrance
- Both residences include private laundry areas and independent air conditioning
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
$30,195
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
3.02%
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%
$603,900
$603.9K
Cap Rate 7%
$431,357
$431.4K
Cap Rate 9%
$335,500
$335.5K
Market Conditions
NOI Build-Up for 1,729 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
$46.7K $27.00/SF
− Vacancy
−$3.5K −$2.05/SF
EGI
$43.1K $24.95/SF
− OpEx
−$12.9K −$7.48/SF
NOI
$30.2K $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%
$603,900
Cap Rate 7%
$431,357
Cap Rate 9%
$335,500
Alternative Uses
Best Use
Multifamily LT 5
$431.4K
$377.4K – $503.3K
NOI $30,195 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$397.4K
$347.8K – $463.7K
NOI $27,821 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$925.7K
$810.0K – $1.08M
NOI $64,799 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Explore this area
Business Placement
Demographics for 91722, CA
36,111
Population
10,340
Households
3.5
Avg Household Size
38
Median Age
23%
College-Educated
82%
High-School Grad
4.1 sq mi
ZIP Area
8,808
Density / Sq Mi
$98,033
Median Household Income
$39,738
Median Earnings
$2,039
Median Rent
$626,100
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 two-unit property with separate laundry, air conditioning, and updated interiors.
Where is this duplex located?
The property is located at 4850 N Vincent Covina, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Three‑bedroom, two‑bath main residence plus a two‑bedroom, one‑bath ADU; Newly constructed ADU completed in 2024 with full kitchen and private entrance; Both residences include private laundry areas and independent air conditioning
