Duplex with ADU
For Sale
$499,000
Pending
27271 Pacific St, Highland, CA 92346
Two freestanding houses on one lot, built in 1921 and 1965, with room to add an ADU.
Property Size1,762 SF
Days on Market102
Property Features for 27271 Pacific St
General Information
Standard status
Pending
Size
1,762 SF
Total Parking Spaces
2
Property subtype
Residential Income
Net Operating Income
$20,366
Building Details
Building Size
1,762 SF
Year Built
1921
Buildings
2
Stories
1
Listed By:
Antonio Borrelli
(818) 536-8910
Source:
Evrealestate
Added: May 29
Changed: Sep 5
Last Checked: Sep 5 at 6:22AM
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 Antonio Borrelli
Investment Insights
Based on property information with market context.
This duplex includes two freestanding houses situated on a single, well-laid-out lot. The homes were built in 1921 and 1965, offering separate, private housing arrangements within one property. The lot configuration also provides the opportunity to add an ADU to expand income potential.
The property is located in Highland’s Historic District at 27271 Pacific St. Public remarks indicate the area is near Highland Grove Shopping Center and The Crossings at Redlands, with San Manuel Casino and San Bernardino National Forest also nearby.
As presented, the asset is positioned as a duplex with value-add characteristics tied to the existing two-home layout and the potential for an additional ADU on the lot.
The property is located in Highland’s Historic District at 27271 Pacific St. Public remarks indicate the area is near Highland Grove Shopping Center and The Crossings at Redlands, with San Manuel Casino and San Bernardino National Forest also nearby.
As presented, the asset is positioned as a duplex with value-add characteristics tied to the existing two-home layout and the potential for an additional ADU on the lot.
Key Highlights
- Duplex in the Highland Historic District with two freestanding houses on one lot
- One house built in 1921 and the other built in 1965
- Property has a well‑laid‑out lot with ability to add an ADU
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
$17,968
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
3.60%
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%
$359,360
$359.4K
Cap Rate 7%
$256,686
$256.7K
Cap Rate 9%
$199,644
$199.6K
Market Conditions
NOI Build-Up for 1,762 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
$27.3K $15.48/SF
− Vacancy
−$1.6K −$0.91/SF
EGI
$25.7K $14.57/SF
− OpEx
−$7.7K −$4.37/SF
NOI
$18.0K $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%
$359,360
Cap Rate 7%
$256,686
Cap Rate 9%
$199,644
Alternative Uses
Best Use
Multifamily LT 5
$256.7K
$224.6K – $299.5K
NOI $17,968 @ 7.0% cap · market cap 3.60%
Second Best
Apartment 5plus
$222.8K
$195.0K – $260.0K
NOI $15,599 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$371.7K
$325.2K – $433.6K
NOI $26,017 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
620
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 freestanding houses on one lot, built in 1921 and 1965, with room to add an ADU.
Where is this duplex located?
The property is located at 27271 Pacific St Highland, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Duplex in the Highland Historic District with two freestanding houses on one lot; One house built in 1921 and the other built in 1965; Property has a well‑laid‑out lot with ability to add an ADU
