Duplex Property with Private
For Sale
$793,000
16183 Mount Erebus Court Fountain, Fountain Valley, CA 92708
Two-story residential property with updated electrical panels, community pools, and direct access to the 405 freeway.
Property Size1,752 SF
Price / SF$452.63
Days on Market94
Property Features for 16183 Mount Erebus Court Fountain
General Information
Standard status
Active
Size
1,752 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
4BR/2.5BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Amenities
adult pool
children's pool
association clubhouse
Central Air
Building Details
Year Built
1972
Buildings
1
Stories
2
Listing Agency:
Keller Williams Realty
Listed By:
Elizabeth Do · License #01473012
(714) 317-7243
Source:
Kw
Added: Jun 11
Changed: Sep 11
Last Checked: Sep 12 at 10:42AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex property includes a 1,752-square-foot, two-story residence with four bedrooms and 2.5 bathrooms. The main level has a kitchen with extensive cabinetry and counter space, a family room, separate dining area, living room, half bath, and access to a private patio with pavers and a shade awning. Upstairs are four bedrooms and two full bathrooms, including a primary suite with an upgraded ensuite bath and walk-in closet.
Additional features include a two-car garage with an automatic opener, washer-dryer hookups, storage, and direct access to the patio and residence. Newer dual-pane windows and updated electrical panels are also included. Community amenities include adult and children’s pools and an association clubhouse. HOA services cover roof maintenance, exterior painting, common-area upkeep, and trash removal. The property is near shops, restaurants, and health clubs, with access to the 405 freeway.
Additional features include a two-car garage with an automatic opener, washer-dryer hookups, storage, and direct access to the patio and residence. Newer dual-pane windows and updated electrical panels are also included. Community amenities include adult and children’s pools and an association clubhouse. HOA services cover roof maintenance, exterior painting, common-area upkeep, and trash removal. The property is near shops, restaurants, and health clubs, with access to the 405 freeway.
Key Highlights
- 1,752‑square‑foot residence with 4 bedrooms and 2.5 bathrooms
- Private patio with pavers and a shade awning
- Two‑car garage with automatic opener, storage, and washer‑dryer hookups
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
$36,955
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
4.66%
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%
$739,100
$739.1K
Cap Rate 7%
$527,929
$527.9K
Cap Rate 9%
$410,611
$410.6K
Market Conditions
NOI Build-Up for 1,752 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
$54.7K $31.20/SF
− Vacancy
−$1.9K −$1.07/SF
EGI
$52.8K $30.13/SF
− OpEx
−$15.8K −$9.04/SF
NOI
$37.0K $21.09/SF
Area
Orange County, CA
Vacancy
3.42%
Lease Rate
$31.20 /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%
$739,100
Cap Rate 7%
$527,929
Cap Rate 9%
$410,611
Alternative Uses
Best Use
Multifamily LT 5
$527.9K
$461.9K – $615.9K
NOI $36,955 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$477.7K
$418.0K – $557.4K
NOI $33,441 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$588.5K
$514.9K – $686.5K
NOI $41,192 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 92708, CA
57,192
Population
19,250
Households
3
Avg Household Size
45
Median Age
45%
College-Educated
90%
High-School Grad
9.1 sq mi
ZIP Area
6,285
Density / Sq Mi
$111,797
Median Household Income
$51,944
Median Earnings
$2,507
Median Rent
$1,018,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story residential property with updated electrical panels, community pools, and direct access to the 405 freeway.
Where is this duplex located?
The property is located at 16183 Mount Erebus Court Fountain Fountain Valley, CA.
What is the asking price?
The asking price for this property is $793,000.
What are key features of this property?
This property features: 1,752‑square‑foot residence with 4 bedrooms and 2.5 bathrooms; Private patio with pavers and a shade awning; Two‑car garage with automatic opener, storage, and washer‑dryer hookups
