Turnkey Duplex with ADU
For Sale
Contact for pricing
3725 W Park Balboa, Orange, CA 92868
Completely remodeled duplex in Orange with approved ADU plans.
Property Size2,925 SF
Lot Size0.16 Acres
Price / SF$546.32
Days on Market197
Property Features for 3725 W Park Balboa
General Information
Standard status
Active
Size
2,925 SF
Lot size
0.16 Acres
Property subtype
Multifamily
Zoning
R-2-6
Listing Agency:
Louis Estate Group
Listed By:
Sam Louis · License #02203602
Source:
Crexi
Added: Jan 27
Changed: Aug 8
Last Checked: Aug 8 at 6:40AM
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 Louis Estate Group
Investment Insights
Based on property information with market context.
This turnkey, cash-flowing duplex is located in a prime Orange location and includes approved ADU plans. The property features two spacious 3-bedroom, 2-bath units, each approximately 1,500 square feet, with private 2-car garages. The total living area is 2,925 square feet on a 6,851 square foot lot. The property has been completely gutted and remodeled throughout. Interior highlights include new wide-plank flooring, recessed lighting, fresh interior paint, modern fireplaces, and open, functional floor plans. The kitchens showcase large quartz countertops, custom cabinetry, stainless steel appliances, pendant lighting, and contemporary tile backsplashes. Bathrooms feature new vanities, LED mirrors, updated fixtures, tiled floors, and fully rebuilt showers with hot-mop waterproofing. Major system upgrades include new AC units and furnaces, new plumbing and electrical, double-pane sound-reducing windows, smart appliances, and separate gas meters. The exterior has been redesigned for very low maintenance, featuring artificial turf landscaping. Tenants are on month-to-month leases, open for renewal, and paying premium market rents, providing flexibility for investors or owner-occupants. Approved garage ADU plans are included, offering additional income potential. The property is conveniently located less than one mile from The Outlets of Orange and UCI Medical Center, and within close proximity to Old Towne Orange Circle, Chapman University, shopping, dining, and major freeways.
Key Highlights
- Turnkey cash‑flowing duplex in a prime Orange location.
- Approved ADU plans included, offering additional income potential.
- Completely gutted and remodeled throughout with high‑end finishes.
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
$56,314
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
3.52%
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%
$1,126,280
$1.1M
Cap Rate 7%
$804,486
$804.5K
Cap Rate 9%
$625,711
$625.7K
Market Conditions
NOI Build-Up for 2,925 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
$84.2K $28.80/SF
− Vacancy
−$3.8K −$1.30/SF
EGI
$80.4K $27.50/SF
− OpEx
−$24.1K −$8.25/SF
NOI
$56.3K $19.25/SF
Area
Orange, CA
Vacancy
4.50%
Lease Rate
$28.80 /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%
$1,126,280
Cap Rate 7%
$804,486
Cap Rate 9%
$625,711
Alternative Uses
Best Use
Multifamily LT 5
$804.5K
$703.9K – $938.6K
NOI $56,314 @ 7.0% cap · market cap 3.52%
Second Best
Apartment 5plus
$740.5K
$648.0K – $864.0K
NOI $51,838 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$1.06M
$925.3K – $1.23M
NOI $74,022 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,767
Businesses Nearby
Explore this area
Business Placement
Demographics for 92868, CA
27,127
Population
9,105
Households
3
Avg Household Size
34
Median Age
36%
College-Educated
85%
High-School Grad
3.4 sq mi
ZIP Area
7,979
Density / Sq Mi
$89,050
Median Household Income
$45,978
Median Earnings
$2,356
Median Rent
$714,300
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 - Completely remodeled duplex in Orange with approved ADU plans.
Where is this duplex located?
The property is located at 3725 W Park Balboa Orange, CA.
What is the asking price?
The asking price for this property is $1,598,000.
What are key features of this property?
This property features: Turnkey cash‑flowing duplex in a prime Orange location.; Approved ADU plans included, offering additional income potential.; Completely gutted and remodeled throughout with high‑end finishes.
