New-Construction Duplex with Rooftop
For Sale
$1,345,000
16623 Lake Avenue, Paramount, CA 90723
Two residences offer flexible living arrangements, separate laundry areas, and dedicated parking.
Property Size3,117 SF
Days on Market64
Property Features for 16623 Lake Avenue
General Information
Standard status
Active
Size
3,117 SF
Property subtype
Duplex
Units
Unit Mix
1 x 5BR/4BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
paid solar panels
central heating and air conditioning
tankless water heaters
dual-pane Low-E windows
recessed LED lighting
waterproof flooring
EV charger readiness
separate laundry areas
rooftop terrace
Building Details
Building Size
3,117 SF
Year Built
2026
Buildings
2
Listing Agency:
Y Realty
(562) 824-6227
Listed By:
Maria Olmos · License #00956497
Source:
Archetyperealty
Added: Jun 27
Changed: Aug 28
Last Checked: Aug 26 at 1:02PM
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 includes a primary residence and a detached ADU. The main home provides five bedrooms, four bathrooms, an open living and dining area, a kitchen with quartz countertops and stainless steel appliances, and a first-floor primary suite. The ADU adds two bedrooms, one bathroom, a private entrance, its own address, inside laundry, and dedicated parking.
Both residences feature paid solar panels, central heating and air conditioning, tankless water heaters, dual-pane Low-E windows, recessed LED lighting, waterproof flooring, and EV charger readiness. A rooftop terrace expands the property’s usable outdoor space, while the main home includes a two-car attached garage and additional parking. The property is located near schools, shopping, restaurants, parks, and major freeways in Paramount, California.
Both residences feature paid solar panels, central heating and air conditioning, tankless water heaters, dual-pane Low-E windows, recessed LED lighting, waterproof flooring, and EV charger readiness. A rooftop terrace expands the property’s usable outdoor space, while the main home includes a two-car attached garage and additional parking. The property is located near schools, shopping, restaurants, parks, and major freeways in Paramount, California.
Key Highlights
- Main residence includes 5 bedrooms and 4 bathrooms
- Detached ADU provides 2 bedrooms, 1 bathroom, private entrance, separate address, and inside laundry
- Rooftop terrace adds flexible outdoor space
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 - Two residences offer flexible living arrangements, separate laundry areas, and dedicated parking.
Where is this duplex located?
The property is located at 16623 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: Main residence includes 5 bedrooms and 4 bathrooms; Detached ADU provides 2 bedrooms, 1 bathroom, private entrance, separate address, and inside laundry; Rooftop terrace adds flexible outdoor space
