Two Houses on Large
For Sale
$629,888
Pending
2111 Orange Street, Highland, CA 92346
Two houses on a large lot with ADU potential.
Property Size1,958 SF
Lot Size0.50 Acres
Days on Market294
Property Features for 2111 Orange Street
General Information
Standard status
Pending
Size
1,958 SF
Total Parking Spaces
13
Lot size
0.50 Acres
Property subtype
Residential Income
Zoning
Assessor
Building Details
Year Built
1920
Buildings
3
Units
2
Listing Agency:
The Alonzo Group
(562) 804-4747
Listed By:
Robert Alonzo · License #00889820
(562) 804-4747
Source:
Compass
Added: Nov 3, 2025
Changed: Aug 23
Last Checked: Aug 24 at 12:22PM
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 The Alonzo Group
Investment Insights
Based on property information with market context.
This property features two separate houses with distinct addresses, electric meters, and gas meters, situated on a large lot of approximately 21,700 sq ft. The lot offers potential for additional dwelling units (ADU) and expansion of both homes. The first house, located at 2111, is a two-story Victorian-style residence with three bedrooms and high ceilings in the living room. One bedroom is located upstairs. The second house, located at 2101, is a traditional-style house with two bedrooms, or one bedroom and a den, and includes a separate driveway and private yard. The property is suitable for those seeking to live in one unit and rent the other, accommodate extended family, or maximize rental income. The large backyard is suitable for gatherings and celebrations. The property also offers ample parking space for multiple vehicles, including RVs, work trucks, food trucks, or boats. The location provides good privacy, with only one adjacent neighbor behind the property and no neighbors on either side. The property is located in an up-and-coming area near new homes, shopping centers, restaurants, and the Yaamava Resort and Casino.
Key Highlights
- Two separate houses with individual addresses and utility meters on a large 21,700 sq. ft. lot.
- Significant ADU potential and room for expansion on both homes.
- Ideal for multi‑generational living or rental income opportunities.
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
$19,967
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
3.17%
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%
$399,340
$399.3K
Cap Rate 7%
$285,243
$285.2K
Cap Rate 9%
$221,856
$221.9K
Market Conditions
NOI Build-Up for 1,958 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
$30.3K $15.48/SF
− Vacancy
−$1.8K −$0.91/SF
EGI
$28.5K $14.57/SF
− OpEx
−$8.6K −$4.37/SF
NOI
$20.0K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$399,340
Cap Rate 7%
$285,243
Cap Rate 9%
$221,856
Alternative Uses
Best Use
Multifamily LT 5
$285.2K
$249.6K – $332.8K
NOI $19,967 @ 7.0% cap · market cap 3.17%
Second Best
Apartment 5plus
$247.6K
$216.7K – $288.9K
NOI $17,334 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$413.0K
$361.4K – $481.9K
NOI $28,911 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 92346, CA
57,812
Population
18,075
Households
3.2
Avg Household Size
36
Median Age
25%
College-Educated
84%
High-School Grad
27.1 sq mi
ZIP Area
2,133
Density / Sq Mi
$84,818
Median Household Income
$40,066
Median Earnings
$1,654
Median Rent
$461,500
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 houses on a large lot with ADU potential.
Where is this duplex located?
The property is located at 2111 Orange Street Highland, CA.
What is the asking price?
The asking price for this property is $629,888.
What are key features of this property?
This property features: Two separate houses with individual addresses and utility meters on a large 21,700 sq. ft. lot.; Significant ADU potential and room for expansion on both homes.; Ideal for multi‑generational living or rental income opportunities.
