Duplex with Private
For Sale
$1,385,000
18527 Grevillea Avenue, Redondo Beach, CA 90278
Single-level front and rear residences offer updated interiors, private patios with BBQ space, and three one-car garages.
Property Size6,005 SF
Price / SF$230.64
Days on Market98
Property Features for 18527 Grevillea Avenue
General Information
Standard status
Active
Size
6,005 SF
Total Parking Spaces
3
Property subtype
2-4 Units / Res Income 2-4 Units
Zoning
Assessor
Additional Details
Multifamily Units
2
Amenities
4.0
1
7
N/K
2
Building Details
Year Built
1964
Stories
1
Tenancy
Multi
Listing Agency:
Vista Sotheby's Realty
(310) 208-9366
Listed By:
Nick Phillips · License #01742107
(310) 208-9366
Source:
Compass
Added: May 19
Changed: Aug 23
Last Checked: Aug 23 at 5:52AM
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 Vista Sotheby's Realty
Investment Insights
Based on property information with market context.
This duplex features a single-level layout with two separate residences, each with its own private outdoor patio with BBQ space. The front home includes 3 bedrooms and 2 bathrooms, with one bedroom converted to an office, plus an open kitchen with granite countertops, stainless steel appliances, and abundant cabinetry. The rear unit offers 4 bedrooms and 2 bathrooms, an upgraded kitchen, and refreshed baths. Both units include generous communal living areas, newer windows, oversized closets, and updated finishes with updated bathrooms, tile, and carpet flooring. Exteriors are painted and include artificial turf, and the property’s privacy is supported by no shared walls other than a connected roofline. Three separate one-car garages provide additional parking and storage.
Located in the El Nido neighborhood along the Redondo Beach/Torrance border, the property is positioned for buyers looking for an owner-occupant or investor-friendly duplex in a highly sought-after area.
With long-term tenants in place, this setup suits an owner-user seeking to live in one residence while renting the other, or an investor looking to lease both units. The combination of maintained, updated interiors and private outdoor space supports a practical, move-in-ready use for a wide range of income-focused buyers and tenant needs.
Located in the El Nido neighborhood along the Redondo Beach/Torrance border, the property is positioned for buyers looking for an owner-occupant or investor-friendly duplex in a highly sought-after area.
With long-term tenants in place, this setup suits an owner-user seeking to live in one residence while renting the other, or an investor looking to lease both units. The combination of maintained, updated interiors and private outdoor space supports a practical, move-in-ready use for a wide range of income-focused buyers and tenant needs.
Key Highlights
- Duplex with front 3BR/2BA and rear 4BR/2BA, both on a single‑level layout
- Updated interiors in both units with newer windows, oversized closets, tile and carpet flooring
- Front unit features a large open kitchen with granite countertops, stainless steel appliances, and abundant cabinetry
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
$104,869
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
7.57%
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%
$2,097,380
$2.1M
Cap Rate 7%
$1,498,129
$1.5M
Cap Rate 9%
$1,165,211
$1.2M
Market Conditions
NOI Build-Up for 6,005 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
$162.1K $27.00/SF
− Vacancy
−$12.3K −$2.05/SF
EGI
$149.8K $24.95/SF
− OpEx
−$44.9K −$7.48/SF
NOI
$104.9K $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%
$2,097,380
Cap Rate 7%
$1,498,129
Cap Rate 9%
$1,165,211
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.31M – $1.75M
NOI $104,869 @ 7.0% cap · market cap 7.57%
Second Best
Apartment 5plus
$1.38M
$1.21M – $1.61M
NOI $96,625 @ 7.0% cap · market cap 6.98%
Theoretical Best
Office A
$3.22M
$2.81M – $3.75M
NOI $225,054 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
937
Businesses Nearby
Explore this area
Business Placement
Demographics for 90278, CA
42,188
Population
16,628
Households
2.5
Avg Household Size
39
Median Age
62%
College-Educated
96%
High-School Grad
3.7 sq mi
ZIP Area
11,402
Density / Sq Mi
$148,581
Median Household Income
$86,999
Median Earnings
$2,417
Median Rent
$1,195,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Single-level front and rear residences offer updated interiors, private patios with BBQ space, and three one-car garages.
Where is this duplex located?
The property is located at 18527 Grevillea Avenue Redondo Beach, CA.
What is the asking price?
The asking price for this property is $1,385,000.
What are key features of this property?
This property features: Duplex with front 3BR/2BA and rear 4BR/2BA, both on a single‑level layout; Updated interiors in both units with newer windows, oversized closets, tile and carpet flooring; Front unit features a large open kitchen with granite countertops, stainless steel appliances, and abundant cabinetry
