Renovated Quadplex with
For Sale
$1,449,000
16138 Blackwood St, La Puente, CA 91744
La Puente, CA
Property Size3,404 SF
Lot Size0.29 Acres
Price / SF$425.68
Days on Market158
Property Features for 16138 Blackwood St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 2, Family Room, Bedroom 6, Bedroom 3, Bathroom 2, Bathroom 4, Laundry Room, Bathroom 1, Bedroom 5, Bedroom 1, Bathroom 3
Parking
6
Parking features
Carport
Interior features
High Ceilings, Cathedral Ceiling(s)
Fencing
Chain Link
Fireplace
1
Appliances
6 Burner Stove, Dishwasher
Lot features
2-5 Units/ Acre, Front Yard, Lot 10000-19999 Sqft, Back Yard, Lawn, Yard
Elementary school district
Hacienda La Puente Unified
Middle school district
Hacienda La Puente Unified
High school district
Hacienda La Puente Unified
Directions
E Amar right on Echelon Ave Right on Blackwood
Subdivision
633 - Industry/La Puente/Valinda
Standard status
Active
APN
8742007009
Size
3,404 SF
Lot size
0.29 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
4
Flooring type
Laminate, Vinyl, Tile
Building materials
Stucco
Roof type
Composition
Architectural style
Ranch
Additional Structures
Guest House
Listing Agency:
O'Donnell Real Estate
(949) 873-3350
Listed By:
Jason ODonnell · License #01804002
(949) 873-3350
Added: Mar 19
Changed: Aug 20
Last Checked: Aug 23 at 2:06PM
MLS# OC26060637
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This four-unit property occupies a 12,555 Sq Ft lot and includes two separate addresses on Blackwood Street. The 3,404-square-foot configuration combines a 2018-built, self-contained ADU with three additional residences, each featuring its own entrance. Unit layouts include two-bedroom residences, a one-bedroom residence, and a studio-style unit with an upgraded bathroom. Interior features include cathedral ceilings, real wood cabinetry, designer countertops, laminate, vinyl, and tile flooring, along with central heating and wall or window cooling.
The property was renovated in 2018 with a new composition roof and updated materials. Private yards, a courtyard, dense landscaping, and a secluded backyard provide outdoor areas across the site. A separate, fully drywalled structure with electrical service offers additional office, workout, or storage space. Parking includes a carport with 3 covered spaces and an extended driveway accommodating up to 5 cars. Public water and sewer serve the property, which is within walking distance of schools, shopping, and restaurants.
The property was renovated in 2018 with a new composition roof and updated materials. Private yards, a courtyard, dense landscaping, and a secluded backyard provide outdoor areas across the site. A separate, fully drywalled structure with electrical service offers additional office, workout, or storage space. Parking includes a carport with 3 covered spaces and an extended driveway accommodating up to 5 cars. Public water and sewer serve the property, which is within walking distance of schools, shopping, and restaurants.
Key Highlights
- Four‑unit property on a 12,555 Sq Ft lot with two separate Blackwood Street addresses
- 3,404 square feet across the four‑unit configuration
- 2018‑built self‑contained ADU with 2 bedrooms, 2 baths, full kitchen, living room, and private yard
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
$59,446
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
4.10%
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%
$1,188,920
$1.2M
Cap Rate 7%
$849,229
$849.2K
Cap Rate 9%
$660,511
$660.5K
Market Conditions
NOI Build-Up for 3,404 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
$91.9K $27.00/SF
− Vacancy
−$7.0K −$2.05/SF
EGI
$84.9K $24.95/SF
− OpEx
−$25.5K −$7.48/SF
NOI
$59.4K $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%
$1,188,920
Cap Rate 7%
$849,229
Cap Rate 9%
$660,511
Alternative Uses
Best Use
Multifamily LT 5
$849.2K
$743.1K – $990.8K
NOI $59,446 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$782.5K
$684.7K – $912.9K
NOI $54,773 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.82M
$1.59M – $2.13M
NOI $127,574 @ 7.0% cap · market cap 8.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 91744, CA
81,817
Population
18,852
Households
4.3
Avg Household Size
36
Median Age
13%
College-Educated
68%
High-School Grad
8.7 sq mi
ZIP Area
9,404
Density / Sq Mi
$92,624
Median Household Income
$35,355
Median Earnings
$1,873
Median Rent
$585,900
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?
Quadplex - Four separately entered residences include private outdoor areas, updated interiors, and shared laundry access.
Where is this quadplex located?
The property is located at 16138 Blackwood St La Puente, CA.
What is the asking price?
The asking price for this property is $1,449,000.
What are key features of this property?
This property features: Four‑unit property on a 12,555 Sq Ft lot with two separate Blackwood Street addresses; 3,404 square feet across the four‑unit configuration; 2018‑built self‑contained ADU with 2 bedrooms, 2 baths, full kitchen, living room, and private yard
