13391 mesquite Rd, Whitewater, CA 92282

Building Details

Building Size 1,600 SF More

Year Built 1958 More

Units 2 More

Listing Agency: Real Brokerage Technologies

Listed By: MELISSA O'DONNELL · License CA #01810851 Show Phone

Source: Elliman

Added: Nov 28, 2025 Changed: Aug 8 Last Checked: Jul 21 at 3:20PM

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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 / Yr

$28,112

Cap Rate

5.98%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$562,240 $562.2K

Cap Rate 7%

$401,600 $401.6K

Cap Rate 9%

$312,356 $312.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,600 SF

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 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. How Realmo checks its estimates

Property Analytics

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Open Analytics

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

Average Price Trend$/SF for Duplexes in Riverside County, CA

$328 Jul

$295 Aug

$316 Sep

$316 Oct

Properties on Market for Duplexes in Riverside County

Jul

Aug

Sep

Oct

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

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