Riverside Duplex on Corner
For Sale
Contact for pricing
4096 Pine, Riverside, CA 92501
Two houses on a large lot in downtown Riverside.
Property Size1,986 SF
Lot Size0.20 Acres
Price / SF$387.21
Days on Market234
Property Features for 4096 Pine
General Information
Standard status
Active
Size
1,986 SF
Lot size
0.20 Acres
Property subtype
Multifamily
Zoning
Assessor
Building Details
Buildings
2
Stories
1
Units
2
Listing Agency:
Newco Realty
(626) 826-4753
Listed By:
Christina Wong · License #CA 01721204
Source:
Crexi
Added: Jan 8
Changed: Aug 21
Last Checked: Aug 29 at 2:50AM
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 Newco Realty
Investment Insights
Based on property information with market context.
Located on a corner lot at Pine and 11th Street in downtown Riverside, this property features two houses with a total rentable space of 1986 square feet on an 8712 square foot lot. The large lot offers potential for an Additional Dwelling Unit (ADU). Each house has its own street address. The craftsman-style house at 4096 Pine Street provides 1036 square feet of living space, with 3 bedrooms and 1 bathroom. The Spanish-style house at 4361 11th Street, recently renovated, offers 956 square feet of living space, with 2 bedrooms and 1 bathroom. Each house has separate gas and electric meters but shares one water meter. Both houses have private, fenced yards. The property is conveniently located near Mt. Rubidoux, The Mission Inn, shops, and freeways 91 and 60. It is also near UC Riverside and Riverside City College. Both houses are tenant-occupied with long-term tenants.
Key Highlights
- Two houses on a large corner lot with ADU potential, offering significant added value.
- Prime downtown Riverside location near Mt. Rubidoux, The Mission Inn, shops, freeways (91 & 60), UC Riverside and Riverside City College.
- Separate gas & electric meters for each house.
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
$34,730
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
4.52%
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%
$694,600
$694.6K
Cap Rate 7%
$496,143
$496.1K
Cap Rate 9%
$385,889
$385.9K
Market Conditions
NOI Build-Up for 1,986 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
$50.5K $25.44/SF
− Vacancy
−$909 −$0.46/SF
EGI
$49.6K $24.98/SF
− OpEx
−$14.9K −$7.49/SF
NOI
$34.7K $17.49/SF
Area
Riverside, CA
Vacancy
1.80%
Lease Rate
$25.44 /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%
$694,600
Cap Rate 7%
$496,143
Cap Rate 9%
$385,889
Alternative Uses
Best Use
Multifamily LT 5
$496.1K
$434.1K – $578.8K
NOI $34,730 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$453.7K
$397.0K – $529.4K
NOI $31,761 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$681.4K
$596.2K – $794.9K
NOI $47,695 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,633
Businesses Nearby
Explore this area
Business Placement
Demographics for 92501, CA
22,017
Population
7,488
Households
2.9
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
5.6 sq mi
ZIP Area
3,932
Density / Sq Mi
$83,027
Median Household Income
$41,780
Median Earnings
$1,615
Median Rent
$466,400
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 houses on a large lot in downtown Riverside.
Where is this duplex located?
The property is located at 4096 Pine Riverside, CA.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: Two houses on a large corner lot with ADU potential, offering significant added value.; Prime downtown Riverside location near Mt. Rubidoux, The Mission Inn, shops, freeways (91 & 60), UC Riverside and Riverside City College.; Separate gas & electric meters for each house.
