Duplex with Separate Rear
For Sale
$780,000
Pending
4305 S Flower St, Los Angeles, CA 90037
Built in 1922, the property combines a three-bedroom primary home with a one-bedroom secondary dwelling.
Property Size1,890 SF
Days on Market290
Property Features for 4305 S Flower St
General Information
Standard status
Pending
Size
1,890 SF
Property subtype
MULTI_FAMILY
Additional Details
Gross Income
$6,000
Building Details
Building Size
1,890 SF
Year Built
1922
Buildings
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Bob Day · License #00851770
Source:
Rochellemaize
Added: Dec 1, 2025
Changed: Sep 12
Last Checked: Sep 17 at 4:16AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This duplex at 4305 S Flower St includes a 1,458 sq. ft. main residence with three bedrooms and one bathroom. Its interior arrangement includes a living room, den, kitchen, and laundry room, with hardwood flooring in the primary living areas and linoleum in the kitchen.
A separate rear dwelling, identified as 4307, adds 432 sq. ft. with one bedroom and one bathroom. Together, the two residences provide four bedrooms, two bathrooms, and 1,890 sq. ft. of living space. The property was built in 1922 and is offered in its current condition, with due diligence regarding measurements, lot size, permits, and disclosures.
A separate rear dwelling, identified as 4307, adds 432 sq. ft. with one bedroom and one bathroom. Together, the two residences provide four bedrooms, two bathrooms, and 1,890 sq. ft. of living space. The property was built in 1922 and is offered in its current condition, with due diligence regarding measurements, lot size, permits, and disclosures.
Key Highlights
- Two‑unit configuration at 4305 S Flower St, with the rear dwelling identified as 4307
- Main residence measures 1,458 sq. ft. with 3 bedrooms and 1 bath
- Separate rear unit provides 432 sq. ft., 1 bedroom, and 1 bathroom
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
$31,577
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
4.05%
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%
$631,540
$631.5K
Cap Rate 7%
$451,100
$451.1K
Cap Rate 9%
$350,856
$350.9K
Market Conditions
NOI Build-Up for 1,890 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
$46.3K $24.48/SF
− Vacancy
−$1.2K −$0.61/SF
EGI
$45.1K $23.87/SF
− OpEx
−$13.5K −$7.16/SF
NOI
$31.6K $16.71/SF
Area
ZIP 90037
Vacancy
2.50%
Lease Rate
$24.48 /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%
$631,540
Cap Rate 7%
$451,100
Cap Rate 9%
$350,856
Alternative Uses
Best Use
Multifamily LT 5
$451.1K
$394.7K – $526.3K
NOI $31,577 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$400.9K
$350.8K – $467.8K
NOI $28,066 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$740.6K
$648.0K – $864.0K
NOI $51,840 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,787
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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 - Built in 1922, the property combines a three-bedroom primary home with a one-bedroom secondary dwelling.
Where is this duplex located?
The property is located at 4305 S Flower St Los Angeles, CA.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Two‑unit configuration at 4305 S Flower St, with the rear dwelling identified as 4307; Main residence measures 1,458 sq. ft. with 3 bedrooms and 1 bath; Separate rear unit provides 432 sq. ft., 1 bedroom, and 1 bathroom
