Duplex with Two Separate
For Sale
$449,000
333 N L Street, Dinuba, CA 93618
MULTI_FAMILY - Dinuba, CA
Property Size4,486 SF
Lot Size0.22 Acres
Price / SF$100.09
Days on Market276
Property Features for 333 N L Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
14
Bathrooms
7
Full bathrooms
7
Rooms
Bathroom 4, Bedroom 4, Bathroom 2, Basement, Bedroom 3, Bathroom 7, Bathroom 5, Bedroom 7, Bathroom 3, Bedroom 12, Bedroom 13, Bathroom 6, Bedroom 5, Bedroom 11, Bedroom 2, Bedroom 1, Bedroom 8, Bathroom 1, Bedroom 6, Bedroom 10, Bedroom 9, Bedroom 14
Interior features
Kitchenette, Pantry
Appliances
Dishwasher, Gas Oven, Gas Water Heater
Lot features
Back Yard, Fencing, Front Yard
Directions
N-99 exit 115 to mtn view, left to Dinuba/Orosi,-Left on mtn view, R on 80 S Alta Vista ave. Left on N L St. S-99 exit CA 198E toward Visali, exit 102 for Plaza drive, Right on CA 120 E, left on Rd. 84, Left on S L St.
Subdivision
Dinuba
Standard status
Active
APN
017114005000
Size
4,486 SF
Lot size
0.22 Acres
Utilities
Sewer type
Public Sewer
Heating system
Space Heater
Cooling system
Varies by Unit
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Linoleum
Roof type
Composition
Listing Agency:
Downtown Realty
(559) 615-0215
Listed By:
Maria Petrovits · License #01815201
(510) 847-5419
Added: Nov 19, 2025
Changed: Aug 4
Last Checked: Aug 22 at 5:06PM
MLS# 238499
Copyright © 2026 Tulare County MLS. 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 duplex income property consists of two separate units totaling 4,486 sqft of living space on a fenced 9,375 sqft lot. Built in 1920, it offers 14 bedrooms and 7 bathrooms, with the downstairs unit featuring 10 bedrooms and 5 bathrooms, including some Jack and Jill configurations. The upstairs unit includes 4 bedrooms and 2 bathrooms, plus a dining area, a kitchenette, and stair access on the north side. A fire sprinkler system is present but currently not in use. The property is being sold as-is.
The home includes public water and public sewer services. Interior features include a kitchenette and pantry, and appliances include a dishwasher, gas oven, and gas water heater. Heating is provided by space heaters, and cooling varies by unit. The roof is composition.
Located at 333 N L Street in Dinuba (Tulare County), the layout supports a range of residential and residential-care style configurations, depending on how the units are operated.
The home includes public water and public sewer services. Interior features include a kitchenette and pantry, and appliances include a dishwasher, gas oven, and gas water heater. Heating is provided by space heaters, and cooling varies by unit. The roof is composition.
Located at 333 N L Street in Dinuba (Tulare County), the layout supports a range of residential and residential-care style configurations, depending on how the units are operated.
Key Highlights
- 4,486 sqft of living space across two separate units
- Fenced 9,375 sqft lot
- 14 bedrooms and 7 bathrooms total; downstairs 10 beds/5 baths and upstairs 4 beds/2 baths
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
$40,535
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
9.03%
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%
$810,700
$810.7K
Cap Rate 7%
$579,071
$579.1K
Cap Rate 9%
$450,389
$450.4K
Market Conditions
NOI Build-Up for 4,486 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
$61.9K $13.80/SF
− Vacancy
−$4.0K −$0.89/SF
EGI
$57.9K $12.91/SF
− OpEx
−$17.4K −$3.87/SF
NOI
$40.5K $9.04/SF
Area
Tulare County, CA
Vacancy
6.46%
Lease Rate
$13.80 /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%
$810,700
Cap Rate 7%
$579,071
Cap Rate 9%
$450,389
Alternative Uses
Best Use
Multifamily LT 5
$579.1K
$506.7K – $675.6K
NOI $40,535 @ 7.0% cap · market cap 9.03%
Second Best
Apartment 5plus
$532.2K
$465.7K – $620.9K
NOI $37,252 @ 7.0% cap · market cap 8.30%
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,384 @ 7.0% cap · market cap 21.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
766
Businesses Nearby
Explore this area
Business Placement
Demographics for 93618, CA
30,709
Population
9,040
Households
3.4
Avg Household Size
30
Median Age
14%
College-Educated
71%
High-School Grad
66.9 sq mi
ZIP Area
459
Density / Sq Mi
$63,190
Median Household Income
$31,976
Median Earnings
$1,125
Median Rent
$272,600
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 - Duplex income property with two separate units, 14 bedrooms and 7 bathrooms on a fenced lot in Dinuba.
Where is this duplex located?
The property is located at 333 N L Street Dinuba, CA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 4,486 sqft of living space across two separate units; Fenced 9,375 sqft lot; 14 bedrooms and 7 bathrooms total; downstairs 10 beds/5 baths and upstairs 4 beds/2 baths
