Vacant Two-Unit
For Sale
$649,900
342 W and 342 1/2 W 52nd, Los Angeles, CA 90037
Vacant residential income property with a separate rear unit, extended driveway, and detached one-car garage.
Property Size2,242 SF
Days on Market40
Property Features for 342 W and 342 1/2 W 52nd
General Information
Standard status
Active
Size
2,242 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
1 x 4BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Building Size
2,242 SF
Year Built
1923
Listing Agency:
Excellence RE Real Estate, Inc.
Listed By:
Juan Manriquez · License #01760968
Source:
Milsteinestates
Added: Jul 2
Changed: Aug 9
Last Checked: Aug 9 at 8:17AM
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 Excellence RE Real Estate, Inc.
Investment Insights
Based on property information with market context.
This vacant duplex, built in 1923, includes a primary residence with four bedrooms and two bathrooms arranged across two floors. The lower level contains one bedroom and one bathroom, while the upper level provides three bedrooms and one bathroom. A separate rear residence adds one bedroom and one bathroom to the property’s configuration.
An extended driveway provides parking for multiple vehicles and continues to a one-car garage. The property is located near USC and BMO Stadium in Los Angeles, with the recorded addresses of 342 W and 342 1/2 W 52nd.
An extended driveway provides parking for multiple vehicles and continues to a one-car garage. The property is located near USC and BMO Stadium in Los Angeles, with the recorded addresses of 342 W and 342 1/2 W 52nd.
Key Highlights
- Vacant duplex built in 1923
- Primary residence offers 4 bedrooms and 2 bathrooms across two floors
- Separate rear unit includes 1 bedroom and 1 bathroom
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
$37,458
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
5.76%
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%
$749,160
$749.2K
Cap Rate 7%
$535,114
$535.1K
Cap Rate 9%
$416,200
$416.2K
Market Conditions
NOI Build-Up for 2,242 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
$54.9K $24.48/SF
− Vacancy
−$1.4K −$0.61/SF
EGI
$53.5K $23.87/SF
− OpEx
−$16.1K −$7.16/SF
NOI
$37.5K $16.71/SF
Area
ZIP 90037
Vacancy
2.50%
Lease Rate
$24.48 /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%
$749,160
Cap Rate 7%
$535,114
Cap Rate 9%
$416,200
Alternative Uses
Best Use
Multifamily LT 5
$535.1K
$468.2K – $624.3K
NOI $37,458 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$475.6K
$416.2K – $554.9K
NOI $33,293 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$878.5K
$768.7K – $1.02M
NOI $61,495 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,985
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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 - Vacant residential income property with a separate rear unit, extended driveway, and detached one-car garage.
Where is this duplex located?
The property is located at 342 W and 342 1/2 W 52nd Los Angeles, CA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Vacant duplex built in 1923; Primary residence offers 4 bedrooms and 2 bathrooms across two floors; Separate rear unit includes 1 bedroom and 1 bathroom
