Updated Duplex in Convenient
For Sale
$500,000
Pending
421 E 65th, Los Angeles, CA 90003
Spacious, updated 2-unit property near amenities and freeways.
Property Size1,537 SF
Lot Size0.12 Acres
Days on Market269
Property Features for 421 E 65th
General Information
Standard status
Pending
Size
1,537 SF
Lot size
0.12 Acres
Property subtype
Other
Building Details
Building Size
1,537 SF
Year Built
1930
Units
2
Listing Agency:
(949) 706-4974
Listed By:
Diana Hernandez
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 24
Last Checked: Aug 24 at 6:13AM
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 Diana Hernandez
Investment Insights
Based on property information with market context.
This well-maintained two-unit property is located near parks, schools, shopping centers, restaurants, employment opportunities, and major freeways. The front unit features 2 bedrooms and 2 bathrooms, including a master suite, and an attached 1-car garage. The detached back unit includes 2 bedrooms, 1 bathroom, an open kitchen with a center island, and laundry hookups. The property has been updated with PEX plumbing and a new electrical system. A long driveway provides ample parking for multiple vehicles.
Key Highlights
- Two separate units offer flexibility for living in one and renting the other.
- Updated PEX plumbing and new electrical system.
- Front unit features a master suite and attached 1‑car garage.
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
$34,795
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
6.96%
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%
$695,900
$695.9K
Cap Rate 7%
$497,071
$497.1K
Cap Rate 9%
$386,611
$386.6K
Market Conditions
NOI Build-Up for 1,537 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
$50.7K $33.00/SF
− Vacancy
−$1.0K −$0.66/SF
EGI
$49.7K $32.34/SF
− OpEx
−$14.9K −$9.70/SF
NOI
$34.8K $22.64/SF
Area
ZIP 90003
Vacancy
2.00%
Lease Rate
$33.00 /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%
$695,900
Cap Rate 7%
$497,071
Cap Rate 9%
$386,611
Alternative Uses
Best Use
Apartment 5plus
$27.17M
$23.78M – $31.70M
NOI $1,902,121 @ 7.0% cap · market cap 380.42%
Second Best
Multifamily LT 5
$497.1K
$434.9K – $579.9K
NOI $34,795 @ 7.0% cap · market cap 6.96%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,812
Businesses Nearby
Explore this area
Business Placement
Demographics for 90003, CA
72,764
Population
18,349
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
53%
High-School Grad
3.6 sq mi
ZIP Area
20,212
Density / Sq Mi
$54,781
Median Household Income
$30,132
Median Earnings
$1,515
Median Rent
$547,600
Median Home Value
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 - Spacious, updated 2-unit property near amenities and freeways.
Where is this duplex located?
The property is located at 421 E 65th Los Angeles, CA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two separate units offer flexibility for living in one and renting the other.; Updated PEX plumbing and new electrical system.; Front unit features a **master suite** and **attached 1‑car garage**.
