Building Details

Building Size 1,600 SF

Year Built 1958

Units 2

Listing Agency: m***@gmail.com Show Phone

Listed By: MELISSA O'DONNELL Show Phone

Source: Elliman

Added: Nov 28, 2025 Changed: Aug 8 Last Checked: Aug 8 at 5:53AM

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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 MELISSA O'DONNELL

Investment Insights

Based on property information with market context.

This charming upgraded duplex features backyards and views of the mountains. The property offers a peaceful atmosphere. Each apartment is roomy. Upgrades enhance the comfort of the kitchen and living areas. RV hookups are available, and there is land around the property. The property presents rental opportunities. Carports are situated in the middle of the units and could be converted into an ADU. The location offers rental potential.

Key Highlights

• Upgraded duplex with rental potential
• Carports can be converted into an ADU
• RV hookups available

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

$28,112

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

5.98%

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%

$562,240 $562.2K

Cap Rate 7%

$401,600 $401.6K

Cap Rate 9%

$312,356 $312.4K

Market Conditions

NOI Build-Up for 1,600 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

$40.9K $25.56/SF

− Vacancy

−$736 −$0.46/SF

EGI

$40.2K $25.10/SF

− OpEx

−$12.0K −$7.53/SF

NOI

$28.1K $17.57/SF

Area

Riverside County, CA

Vacancy

1.80%

Lease Rate

$25.56 /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%

$562,240

Cap Rate 7%

$401,600

Cap Rate 9%

$312,356

Alternative Uses

Best Use

Multifamily LT 5

$401.6K

$351.4K – $468.5K (±1% cap)

NOI $28,112 @ 7.0% cap · market cap 5.98%

Second Best

Apartment 5plus

$370.0K

$323.7K – $431.6K (±1% cap)

NOI $25,898 @ 7.0% cap · market cap 5.51%

Theoretical Best

Office A

$479.3K

$419.4K – $559.2K (±1% cap)

NOI $33,553 @ 7.0% cap · market cap 7.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Daycare Center Gym & Fitness Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

16

Businesses Nearby

Explore this area Business Placement

Demographics for 92282, CA

1,350

Population

603

Households

2.2

Avg Household Size

42

Median Age

19%

College-Educated

87%

High-School Grad

75.5 sq mi

ZIP Area

18

Density / Sq Mi

$69,271

Median Household Income

$35,969

Median Earnings

$1,197

Median Rent

$272,600

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Charming duplex with backyards, mountain views, and rental potential.

Where is this duplex located?

The property is located at 13391 mesquite Rd Whitewater, CA.

What is the asking price?

The asking price for this property is $470,000.

What are key features of this property?

This property features: Upgraded duplex with rental potential; Carports can be converted into an ADU; RV hookups available