New Construction Duplex with
For Sale
Contact for pricing
16619 Lake Avenue, Paramount, CA 90723
Includes a five-bedroom home and detached two-bedroom accessory dwelling unit.
Property Size3,117 SF
Price / SF$431.50
Days on Market36
Property Features for 16619 Lake Avenue
General Information
Standard status
Active
Size
3,117 SF
Class
A
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
RLA1
Investment Type
Redevelopment
Net Operating Income
$99,600
Units
Unit Mix
1 x 5BR/4BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2026
Buildings
1
Stories
2
Units
2
Listing Agency:
Y Realty
(562) 824-6227
Listed By:
Maria Olmos · License #00956497
Source:
Crexi
Added: Jul 28
Changed: Aug 30
Last Checked: Aug 31 at 4:57PM
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 Y Realty
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex property combines a five-bedroom, four-bathroom main residence with a detached two-bedroom, one-bathroom ADU. The primary home includes an open kitchen, dining, and living arrangement, along with a first-floor bedroom and full bathroom. Multiple en-suite bedroom configurations add flexibility for household or guest arrangements.
The ADU has a private entrance, separate address, and dedicated parking, supporting independent occupancy or rental use. Both residences include fully paid solar panels. The property is zoned RLA1 and is located near major freeways, shopping, dining, schools, and everyday amenities.
The ADU has a private entrance, separate address, and dedicated parking, supporting independent occupancy or rental use. Both residences include fully paid solar panels. The property is zoned RLA1 and is located near major freeways, shopping, dining, schools, and everyday amenities.
Key Highlights
- Five‑bedroom, four‑bathroom main residence
- Detached two‑bedroom, one‑bathroom ADU
- ADU includes private entrance, separate address, and dedicated parking
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
$54,434
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
4.05%
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%
$1,088,680
$1.1M
Cap Rate 7%
$777,629
$777.6K
Cap Rate 9%
$604,822
$604.8K
Market Conditions
NOI Build-Up for 3,117 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
$84.2K $27.00/SF
− Vacancy
−$6.4K −$2.05/SF
EGI
$77.8K $24.95/SF
− OpEx
−$23.3K −$7.48/SF
NOI
$54.4K $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%
$1,088,680
Cap Rate 7%
$777,629
Cap Rate 9%
$604,822
Alternative Uses
Best Use
Multifamily LT 5
$777.6K
$680.4K – $907.2K
NOI $54,434 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$716.5K
$626.9K – $835.9K
NOI $50,155 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,818 @ 7.0% cap · market cap 8.69%
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
1,552
Businesses Nearby
Explore this area
Business Placement
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
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 - Includes a five-bedroom home and detached two-bedroom accessory dwelling unit.
Where is this duplex located?
The property is located at 16619 Lake Avenue Paramount, CA.
What is the asking price?
The asking price for this property is $1,345,000.
What are key features of this property?
This property features: Five‑bedroom, four‑bathroom main residence; Detached two‑bedroom, one‑bathroom ADU; ADU includes private entrance, separate address, and dedicated parking
