Duplex With Two-Car
For Sale
$965,000
4117 Ocean View Blvd, Montrose, CA 91020
Separate residences offer fireplaces, a balcony, laundry hookups, and dedicated parking.
Property Size1,722 SF
Days on Market48
Property Features for 4117 Ocean View Blvd
General Information
Standard status
Active
Size
1,722 SF
Total Parking Spaces
3
Property subtype
Investment
Amenities
fireplace
balcony
laundry hookups
updated kitchen
Building Details
Building Size
1,722 SF
Year Built
1947
Buildings
1
Stories
2
Tenancy
Multi
Listed By:
Robbyn Battles · License #00984070
(818) 388-1631
Source:
Elliman
Added: Aug 1
Changed: Sep 5
Last Checked: Sep 16 at 6:32PM
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 Robbyn Battles
Investment Insights
Based on property information with market context.
Built in 1947, this duplex contains two distinct residences with different layouts. The lower unit provides two bedrooms, one bathroom, a spacious living room, an eat-in kitchen, laundry hookups, and a fireplace. The upper residence includes one bedroom, one bathroom, a balcony, an updated kitchen, and a separate fireplace. Parking includes a dedicated rear space for the lower unit and a two-car garage assigned to the upper residence.
The property is located at 4117 Ocean View Blvd in Montrose, two blocks from downtown and near shops and a park. Walk Score is 75, Bike Score is 52, and Transit Score is 34. The existing two-unit configuration supports flexible owner-occupant or rental use, subject to applicable requirements.
The property is located at 4117 Ocean View Blvd in Montrose, two blocks from downtown and near shops and a park. Walk Score is 75, Bike Score is 52, and Transit Score is 34. The existing two-unit configuration supports flexible owner-occupant or rental use, subject to applicable requirements.
Key Highlights
- Two‑unit duplex built in 1947
- Lower residence has 2 bedrooms, 1 bathroom, fireplace, eat‑in kitchen, and laundry hookups
- Upper residence includes 1 bedroom, 1 bathroom, balcony, updated kitchen, and fireplace
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
$30,072
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
3.12%
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%
$601,440
$601.4K
Cap Rate 7%
$429,600
$429.6K
Cap Rate 9%
$334,133
$334.1K
Market Conditions
NOI Build-Up for 1,722 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
$46.5K $27.00/SF
− Vacancy
−$3.5K −$2.05/SF
EGI
$43.0K $24.95/SF
− OpEx
−$12.9K −$7.48/SF
NOI
$30.1K $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%
$601,440
Cap Rate 7%
$429,600
Cap Rate 9%
$334,133
Alternative Uses
Best Use
Multifamily LT 5
$429.6K
$375.9K – $501.2K
NOI $30,072 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$395.8K
$346.4K – $461.8K
NOI $27,708 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$922.0K
$806.7K – $1.08M
NOI $64,537 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,045
Businesses Nearby
Explore this area
Business Placement
Demographics for 91020, CA
8,439
Population
3,501
Households
2.4
Avg Household Size
42
Median Age
51%
College-Educated
91%
High-School Grad
0.7 sq mi
ZIP Area
12,056
Density / Sq Mi
$60,899
Median Household Income
$59,838
Median Earnings
$2,258
Median Rent
$880,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate residences offer fireplaces, a balcony, laundry hookups, and dedicated parking.
Where is this duplex located?
The property is located at 4117 Ocean View Blvd Montrose, CA.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1947; Lower residence has 2 bedrooms, 1 bathroom, fireplace, eat‑in kitchen, and laundry hookups; Upper residence includes 1 bedroom, 1 bathroom, balcony, updated kitchen, and fireplace
