Updated Duplex with Converted
For Sale
$908,000
405 E Ramona, Alhambra, CA 91801
Alhambra, CA
Property Size1,485 SF
Lot Size0.14 Acres
Price / SF$611.45
Days on Market48
Property Features for 405 E Ramona
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Laundry Room, Bathroom 1, Bathroom 3, Living Room, Bathroom 2, Bedroom 2
Parking
2
Lot features
Landscaped, Front Yard
High school
Mark Keppel
Elementary school district
Alhambra
Middle school district
Alhambra
High school district
Alhambra
Directions
Almansor ave and Glendon ave
Subdivision
601 - Alhambra
Standard status
Active
APN
5359029020
Size
1,485 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Listing Agency:
RE/MAX TOP PRODUCERS · RE/MAX International
(909) 590-8853
Listed By:
Windi Lau · License #01711339
(909) 378-6812
Added: Aug 7
Changed: Sep 22
Last Checked: Sep 23 at 4:06PM
MLS# CV26173426
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 Alhambra duplex contains 1,485 square feet across two residences. The 405 E Ramona unit offers one bedroom and one bathroom within 670 square feet, while the 407 unit provides one bedroom, two bathrooms, and 815 square feet. A garage has been converted into additional living space. The property also includes living, laundry, and bathroom areas, along with front and rear yards on a 0.1353-acre lot.
Improvements include a new roof, replacement plumbing throughout, dual-pane windows, and updated bathrooms. Public water and public sewer serve the property, with window and wall/window unit cooling. Built in 1947, the duplex is near shopping, restaurants, schools, parks, public transportation, and freeway access.
Improvements include a new roof, replacement plumbing throughout, dual-pane windows, and updated bathrooms. Public water and public sewer serve the property, with window and wall/window unit cooling. Built in 1947, the duplex is near shopping, restaurants, schools, parks, public transportation, and freeway access.
Key Highlights
- Duplex totals 1,485 square feet on a 0.1353‑acre lot
- Unit 405: 1 bedroom, 1 bathroom, and 670 square feet
- Unit 407: 1 bedroom, 2 bathrooms, and 815 square feet
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
$25,933
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
2.86%
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%
$518,660
$518.7K
Cap Rate 7%
$370,471
$370.5K
Cap Rate 9%
$288,144
$288.1K
Market Conditions
NOI Build-Up for 1,485 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
$40.1K $27.00/SF
− Vacancy
−$3.0K −$2.05/SF
EGI
$37.0K $24.95/SF
− OpEx
−$11.1K −$7.48/SF
NOI
$25.9K $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%
$518,660
Cap Rate 7%
$370,471
Cap Rate 9%
$288,144
Alternative Uses
Best Use
Multifamily LT 5
$370.5K
$324.2K – $432.2K
NOI $25,933 @ 7.0% cap · market cap 2.86%
Second Best
Apartment 5plus
$341.4K
$298.7K – $398.3K
NOI $23,895 @ 7.0% cap · market cap 2.63%
Theoretical Best
Office A
$795.1K
$695.7K – $927.6K
NOI $55,654 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,672
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separately configured residences include refreshed plumbing, dual-pane windows, and bathroom improvements.
Where is this duplex located?
The property is located at 405 E Ramona Alhambra, CA.
What is the asking price?
The asking price for this property is $908,000.
What are key features of this property?
This property features: Duplex totals 1,485 square feet on a 0.1353‑acre lot; Unit 405: 1 bedroom, 1 bathroom, and 670 square feet; Unit 407: 1 bedroom, 2 bathrooms, and 815 square feet
