Duplex With Separate
For Sale
$1,150,000
420 N 12th, Santa Paula, CA 93060
Two residences support owner-occupancy, rental income, or multigenerational living arrangements.
Property Size2,591 SF
Days on Market55
Property Features for 420 N 12th
General Information
Standard status
Active
Size
2,591 SF
Property subtype
Duplex
Units
Unit Mix
1 x 4BR/3.5BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
porch
upstairs laundry area
walk-in closet
automatic gate
water softener
Building Details
Building Size
2,591 SF
Year Built
2025
Buildings
2
Listing Agency:
WP Real Estate and Home Loans
(888) 659-5567
Listed By:
Waldina Palacios · License #01271683
Source:
Truthrealty
Added: Jun 19
Changed: Aug 11
Last Checked: Aug 11 at 7:03AM
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 WP Real Estate and Home Loans
Investment Insights
Based on property information with market context.
This duplex property includes two separate residences with distinct living configurations. The newer home contains approximately 1,558 square feet including the entry porch, with four bedrooms and three and one-half bathrooms. Its layout includes a downstairs bedroom with a private bathroom, an upstairs laundry area, a primary bedroom with a walk-in closet, and an extended garage. RV access is provided through an automatic gate from the alley.
The additional dwelling unit offers approximately 1,033 square feet with two bedrooms, two bathrooms, a new kitchen, and an entry porch. It also includes a new 484-square-foot, two-car garage within a gated area. Each residence has separate gas and electric meters, and a water softener has been installed. The property is located in Santa Paula, California, and is identified with a 2025 year built.
The additional dwelling unit offers approximately 1,033 square feet with two bedrooms, two bathrooms, a new kitchen, and an entry porch. It also includes a new 484-square-foot, two-car garage within a gated area. Each residence has separate gas and electric meters, and a water softener has been installed. The property is located in Santa Paula, California, and is identified with a 2025 year built.
Key Highlights
- Two residences on one property: a 4‑bedroom, 3.5‑bath home and a 2‑bedroom, 2‑bath ADU
- Main home measures approximately 1,558 sq. ft. including the entry porch
- ADU offers approximately 1,033 sq. ft. with a new kitchen and entry porch
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
$44,404
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
3.86%
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%
$888,080
$888.1K
Cap Rate 7%
$634,343
$634.3K
Cap Rate 9%
$493,378
$493.4K
Market Conditions
NOI Build-Up for 2,591 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
$66.1K $25.50/SF
− Vacancy
−$2.6K −$1.02/SF
EGI
$63.4K $24.48/SF
− OpEx
−$19.0K −$7.34/SF
NOI
$44.4K $17.14/SF
Area
Ventura County, CA
Vacancy
3.99%
Lease Rate
$25.50 /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%
$888,080
Cap Rate 7%
$634,343
Cap Rate 9%
$493,378
Alternative Uses
Best Use
Multifamily LT 5
$634.3K
$555.1K – $740.1K
NOI $44,404 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$585.1K
$512.0K – $682.6K
NOI $40,956 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$889.5K
$778.3K – $1.04M
NOI $62,264 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
995
Businesses Nearby
Explore this area
Business Placement
Demographics for 93060, CA
33,859
Population
10,935
Households
3.1
Avg Household Size
35
Median Age
16%
College-Educated
67%
High-School Grad
92.4 sq mi
ZIP Area
366
Density / Sq Mi
$79,606
Median Household Income
$36,202
Median Earnings
$1,678
Median Rent
$582,900
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 residences support owner-occupancy, rental income, or multigenerational living arrangements.
Where is this duplex located?
The property is located at 420 N 12th Santa Paula, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two residences on one property: a 4‑bedroom, 3.5‑bath home and a 2‑bedroom, 2‑bath ADU; Main home measures approximately 1,558 sq. ft. including the entry porch; ADU offers approximately 1,033 sq. ft. with a new kitchen and entry porch
