Duplex Property with Bonus
For Sale
$1,200,000
3215 Sherwood Avenue, Alhambra, CA 91801
Alhambra, CA
Property Size2,498 SF
Lot Size0.22 Acres
Price / SF$480.38
Days on Market48
Property Features for 3215 Sherwood Avenue
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 5, Bedroom 4, Bedroom 1, Bedroom 3
Standard status
Active
Size
2,498 SF
Lot size
0.22 Acres
Amenities
fireplace
laundry room
mini split HVAC
freestanding barbeque
walk-in closet
vaulted ceiling
covered patio
bookshelves
Building Details
Year built
1920
Listing Agency:
Engel & Volkers Pasadena · Engel & Völkers
(626) 584-0101
Listed By:
Gary Frueholz · License #01149526
(626) 318-9436
Added: Jul 17
Changed: Aug 28
Last Checked: Sep 2 at 10:06AM
MLS# PF26027127
Copyright © 2026 Engel & Völkers. 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 2,498-square-foot duplex property, built in 1920, includes two separate residences plus a bonus studio. The front home has a remodeled kitchen, full bathroom, living room with fireplace, dining room, den or office, laundry hookups, and mini-split HVAC units in each bedroom. The upper rear residence contains three bedrooms, two full bathrooms, a vaulted-ceiling living room, kitchen, bookshelves, HVAC, and a covered patio. Appliances are included in both main units as described, and each residence has its own enclosed backyard.
The 9,461-square-foot lot provides an enclosed four-car garage and three additional exterior parking spaces. Electricity and gas are separately metered for the two primary units. The property is located at 3215 Sherwood Avenue in Alhambra, California 91801, within Los Angeles County.
The 9,461-square-foot lot provides an enclosed four-car garage and three additional exterior parking spaces. Electricity and gas are separately metered for the two primary units. The property is located at 3215 Sherwood Avenue in Alhambra, California 91801, within Los Angeles County.
Key Highlights
- 2,498 SF duplex property on a 9,461‑square‑foot lot
- Two separate residences plus a bonus studio unit
- Enclosed four‑car garage and three exterior parking spaces
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
$43,624
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
3.64%
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%
$872,480
$872.5K
Cap Rate 7%
$623,200
$623.2K
Cap Rate 9%
$484,711
$484.7K
Market Conditions
NOI Build-Up for 2,498 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
$67.4K $27.00/SF
− Vacancy
−$5.1K −$2.05/SF
EGI
$62.3K $24.95/SF
− OpEx
−$18.7K −$7.48/SF
NOI
$43.6K $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%
$872,480
Cap Rate 7%
$623,200
Cap Rate 9%
$484,711
Alternative Uses
Best Use
Multifamily LT 5
$623.2K
$545.3K – $727.1K
NOI $43,624 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$574.2K
$502.4K – $669.9K
NOI $40,195 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,619 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
682
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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 residences offer separate outdoor areas, dedicated parking, individual utility meters, and flexible interior layouts.
Where is this duplex located?
The property is located at 3215 Sherwood Avenue Alhambra, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,498 SF duplex property on a 9,461‑square‑foot lot; Two separate residences plus a bonus studio unit; Enclosed four‑car garage and three exterior parking spaces
