Side-by-Side Duplexes Near Heller
For Sale
$2,000,000
226 Knox, Costa Mesa, CA 92627
Two adjacent duplexes provide four residential units, private outdoor areas, garage parking, and individual laundry hookups.
Property Size1,627 SF
Price / SF$614.63
Days on Market11
Property Features for 226 Knox
General Information
Standard status
Active
Size
1,627 SF
Total Parking Spaces
4
Property subtype
Duplex
Occupancy
75%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
individual laundry hookups
private backyards
three-season sunroom
Building Details
Building Size
1,627 SF
Year Built
1950
Buildings
2
Tenancy
Multi
Listing Agency:
The Oppenheim Group
(909) 260-6699
Listed By:
Justin Itzen · License #01993489
Source:
Altamirarealty
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 1:34PM
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 Oppenheim Group
Investment Insights
Based on property information with market context.
This Costa Mesa property includes two neighboring duplex buildings that operate together as a four-unit residential asset. The configuration includes four two-bedroom, one-bathroom units, with each duplex measuring approximately 1,627 square feet and each unit roughly 813 square feet. Individual laundry hookups serve the units, while the rear residences include private backyards and dedicated two-car garages. One rear unit also has a three-season sunroom. The buildings were constructed in 1950 and are positioned on two adjacent parcels.
The property is directly next to Heller Park and has no side neighbors. It is located a few blocks from dining and retail along 17th Street, with Newport Beach’s Balboa Peninsula approximately six minutes away. Three of the four units are tenant occupied, providing existing occupancy within the property’s current configuration.
The property is directly next to Heller Park and has no side neighbors. It is located a few blocks from dining and retail along 17th Street, with Newport Beach’s Balboa Peninsula approximately six minutes away. Three of the four units are tenant occupied, providing existing occupancy within the property’s current configuration.
Key Highlights
- Two side‑by‑side duplexes on two adjacent parcels
- Four two‑bedroom, one‑bathroom units; each duplex measures approximately 1,627 sq. ft.
- Individual units are roughly 813 sq. ft. and include individual laundry 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
$74,395
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
3.72%
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%
$1,487,900
$1.5M
Cap Rate 7%
$1,062,786
$1.1M
Cap Rate 9%
$826,611
$826.6K
Market Conditions
NOI Build-Up for 3,254 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
$111.3K $34.20/SF
− Vacancy
−$5.0K −$1.54/SF
EGI
$106.3K $32.66/SF
− OpEx
−$31.9K −$9.80/SF
NOI
$74.4K $22.86/SF
Area
Costa Mesa, CA
Vacancy
4.50%
Lease Rate
$34.20 /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%
$1,487,900
Cap Rate 7%
$1,062,786
Cap Rate 9%
$826,611
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$929.9K – $1.24M
NOI $74,395 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$986.7K
$863.4K – $1.15M
NOI $69,068 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$1.10M
$964.3K – $1.29M
NOI $77,146 @ 7.0% cap · market cap 3.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,267
Businesses Nearby
Explore this area
Business Placement
Demographics for 92627, CA
61,764
Population
23,286
Households
2.7
Avg Household Size
36
Median Age
42%
College-Educated
85%
High-School Grad
6.4 sq mi
ZIP Area
9,651
Density / Sq Mi
$105,039
Median Household Income
$49,236
Median Earnings
$2,299
Median Rent
$1,074,900
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 adjacent duplexes provide four residential units, private outdoor areas, garage parking, and individual laundry hookups.
Where is this duplex located?
The property is located at 226 Knox Costa Mesa, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Two side‑by‑side duplexes on two adjacent parcels; Four two‑bedroom, one‑bathroom units; each duplex measures approximately 1,627 sq. ft.; Individual units are roughly 813 sq. ft. and include individual laundry hookups
