Corner Lot Duplex with
For Sale
$1,277,000
304 S Minnesota, Glendora, CA 91741
Two separately metered two-story units each feature private patios, indoor laundry, and direct-access one-car garages.
Property Size2,700 SF
Price / SF$472.96
Days on Market198
Property Features for 304 S Minnesota
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,700 SF
Year Built
1990
Stories
2
Tenancy
Multi
Listing Agency:
Capital & Influence
Listed By:
Sarah Dykema · License #01980813
(909) 348-2119
Source:
Archetyperealty
Added: Feb 19
Changed: Sep 4
Last Checked: Sep 4 at 12:08PM
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 Capital & Influence
Investment Insights
Based on property information with market context.
This corner-lot duplex includes two two-story residential units with separate utilities. Each unit offers comfortable living and dining space, kitchens that open to private outdoor patios, indoor laundry, and a downstairs half bath. Both units are served by direct-access one-car garages, complemented by additional driveway parking and an oversized side parking area with RV potential.
The larger unit is approximately 1,500 square feet with three bedrooms upstairs, including a primary en suite and an additional full hall bath. The smaller unit is approximately 1,200 square feet with two bedrooms and a full bath upstairs.
Mature landscaping and strong curb appeal support the property’s well-maintained presentation, offering flexible living and rental configurations for an owner-occupant or investor.
The larger unit is approximately 1,500 square feet with three bedrooms upstairs, including a primary en suite and an additional full hall bath. The smaller unit is approximately 1,200 square feet with two bedrooms and a full bath upstairs.
Mature landscaping and strong curb appeal support the property’s well-maintained presentation, offering flexible living and rental configurations for an owner-occupant or investor.
Key Highlights
- Corner lot duplex with 2 separately metered, two‑story units
- Unit 1 offers approx. 1,200 SF with 2 bedrooms and 1 full bath upstairs plus a downstairs half bath
- Unit 2 offers approx. 1,500 SF with 3 bedrooms upstairs, including a spacious primary en suite and an additional full hall bath
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
$47,152
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
3.69%
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%
$943,040
$943.0K
Cap Rate 7%
$673,600
$673.6K
Cap Rate 9%
$523,911
$523.9K
Market Conditions
NOI Build-Up for 2,700 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
$72.9K $27.00/SF
− Vacancy
−$5.5K −$2.05/SF
EGI
$67.4K $24.95/SF
− OpEx
−$20.2K −$7.48/SF
NOI
$47.2K $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%
$943,040
Cap Rate 7%
$673,600
Cap Rate 9%
$523,911
Alternative Uses
Best Use
Multifamily LT 5
$673.6K
$589.4K – $785.9K
NOI $47,152 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$620.6K
$543.1K – $724.1K
NOI $43,445 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$1.45M
$1.26M – $1.69M
NOI $101,190 @ 7.0% cap · market cap 7.92%
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
2,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 91741, CA
26,999
Population
9,267
Households
2.9
Avg Household Size
43
Median Age
47%
College-Educated
96%
High-School Grad
20.4 sq mi
ZIP Area
1,323
Density / Sq Mi
$127,063
Median Household Income
$56,502
Median Earnings
$2,212
Median Rent
$923,700
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 separately metered two-story units each feature private patios, indoor laundry, and direct-access one-car garages.
Where is this duplex located?
The property is located at 304 S Minnesota Glendora, CA.
What is the asking price?
The asking price for this property is $1,277,000.
What are key features of this property?
This property features: Corner lot duplex with 2 separately metered, two‑story units; Unit 1 offers approx. 1,200 SF with 2 bedrooms and 1 full bath upstairs plus a downstairs half bath; Unit 2 offers approx. 1,500 SF with 3 bedrooms upstairs, including a spacious primary en suite and an additional full hall bath
