Duplex with Separate
For Sale
$395,000
Pending
26331 Alpine, Twin Peaks, CA 92391
MULTI_FAMILY - Twin Peaks, CA
Property Size1,890 SF
Lot Size0.22 Acres
Days on Market231
Property Features for 26331 Alpine
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Laundry Room, Bedroom 1, Bedroom 4, Bedroom 2, Kitchen, Bathroom 1
Parking
4
Parking features
Assigned
Subdivision
Twin Peaks (TWIN)
Lot features
Sloped Down, Back Yard
Elementary school district
Rim of the World
Middle school district
Rim of the World
High school district
Rim of the World
Directions
hwy 189 to alpine spur left on alpine
Special listing conditions
Short Sale
Standard status
Pending
APN
0334171400000
Size
1,890 SF
Lot size
0.22 Acres
Utilities
Sewer type
Public Sewer
Heating system
Floor Furnace, Natural Gas
Water source
Public
Amenities
laundry hook-ups
yard
Building Details
Year built
1948
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
RE/MAX LAKESIDE · RE/MAX International
(909) 337-9999
Listed By:
Sierra Werner · License #01951488
(909) 266-6623
Added: Jan 1
Changed: Aug 5
Last Checked: Aug 20 at 5:06AM
MLS# IG26009153
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This legal duplex contains 1,890 square feet, with each unit offering two bedrooms and one bathroom. Separate meters serve the units, while laundry hookups and some recent updates are already in place. The property was built in 1948 and includes a composition roof, floor-furnace heating, and natural gas service.
Set on 0.2163 acres, the property provides a usable yard and level parking for 4-5 cars. Public water and public sewer serve the site, and the assigned parking area is reached by a plowed and maintained road. The layout includes kitchens, bathrooms, bedrooms, and a laundry room across the two units.
Set on 0.2163 acres, the property provides a usable yard and level parking for 4-5 cars. Public water and public sewer serve the site, and the assigned parking area is reached by a plowed and maintained road. The layout includes kitchens, bathrooms, bedrooms, and a laundry room across the two units.
Key Highlights
- Legal duplex with 1,890 square feet and two 2‑bedroom, 1‑bath units
- Separate meters for the two units
- Level parking for 4‑5 cars
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
$19,274
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
4.88%
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%
$385,480
$385.5K
Cap Rate 7%
$275,343
$275.3K
Cap Rate 9%
$214,156
$214.2K
Market Conditions
NOI Build-Up for 1,890 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
$29.3K $15.48/SF
− Vacancy
−$1.7K −$0.91/SF
EGI
$27.5K $14.57/SF
− OpEx
−$8.3K −$4.37/SF
NOI
$19.3K $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%
$385,480
Cap Rate 7%
$275,343
Cap Rate 9%
$214,156
Alternative Uses
Best Use
Multifamily LT 5
$275.3K
$240.9K – $321.2K
NOI $19,274 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$239.0K
$209.2K – $278.9K
NOI $16,732 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$398.7K
$348.8K – $465.1K
NOI $27,907 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 92391, CA
2,239
Population
1,546
Households
1.4
Avg Household Size
41
Median Age
18%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
1,120
Density / Sq Mi
$70,987
Median Household Income
$33,475
Median Earnings
$1,473
Median Rent
$313,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Legal two-unit property with laundry hookups, a usable yard, and parking for four to five vehicles.
Where is this duplex located?
The property is located at 26331 Alpine Twin Peaks, CA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Legal duplex with 1,890 square feet and two 2‑bedroom, 1‑bath units; Separate meters for the two units; Level parking for 4‑5 cars
