Remodeled Duplex with Flexible Living
For Sale
$649,000
Pending
4310 Floral Dr, Los Angeles, CA 90022
Vacant, remodeled duplex on a C3-zoned lot with 3-bedroom main home and separate 2-bed living space.
Property Size1,148 SF
Days on Market71
Property Features for 4310 Floral Dr
General Information
Standard status
Pending
Size
1,148 SF
Total Parking Spaces
16
Property subtype
MULTI_FAMILY
Zoning
C3
Amenities
Iron gates and electric sliding gate entrance
Ally Access
Building Details
Building Size
1,148 SF
Year Built
1921
Listing Agency:
Pacific Realty of California
Listed By:
Robbie Schultz · License #01218743
Source:
Milsteinestates
Added: Jul 6
Changed: Aug 21
Last Checked: Sep 14 at 7:57AM
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 Pacific Realty of California
Investment Insights
Based on property information with market context.
Completely remodeled and move-in ready, this vacant duplex features a spacious 3-bedroom, 1-bath main home plus a versatile 2-bed living space with its own bath. The additional layout can support extended family, guests, or a flexible work setup while keeping separate indoor space boundaries.
Set on a large C3-zoned lot, the property includes iron gates and an electric sliding gate entrance. Alley access provides convenience for operations, with access from front to back and parking for up to 16 cars.
Built in 1921, the home has been thoughtfully updated throughout. With the C3 zoning, there is potential to build 2 ADUs, adding to the property’s supplemental use and income possibilities.
Set on a large C3-zoned lot, the property includes iron gates and an electric sliding gate entrance. Alley access provides convenience for operations, with access from front to back and parking for up to 16 cars.
Built in 1921, the home has been thoughtfully updated throughout. With the C3 zoning, there is potential to build 2 ADUs, adding to the property’s supplemental use and income possibilities.
Key Highlights
- Vacant and completely remodeled duplex with move‑in‑ready condition
- 3‑bedroom, 1‑bath main home plus 2‑bed living space with its own bath
- Large C3‑zoned lot with iron gates and electric sliding gate entrance
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
$26,326
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
4.06%
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%
$526,520
$526.5K
Cap Rate 7%
$376,086
$376.1K
Cap Rate 9%
$292,511
$292.5K
Market Conditions
NOI Build-Up for 1,148 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
$38.6K $33.60/SF
− Vacancy
−$964 −$0.84/SF
EGI
$37.6K $32.76/SF
− OpEx
−$11.3K −$9.83/SF
NOI
$26.3K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$526,520
Cap Rate 7%
$376,086
Cap Rate 9%
$292,511
Alternative Uses
Best Use
Multifamily LT 5
$376.1K
$329.1K – $438.8K
NOI $26,326 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$342.9K
$300.0K – $400.0K
NOI $24,001 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$467.7K
$409.3K – $545.7K
NOI $32,741 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,259
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
Median Home Value
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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 - Vacant, remodeled duplex on a C3-zoned lot with 3-bedroom main home and separate 2-bed living space.
Where is this duplex located?
The property is located at 4310 Floral Dr Los Angeles, CA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Vacant and completely remodeled duplex with move‑in‑ready condition; 3‑bedroom, 1‑bath main home plus 2‑bed living space with its own bath; Large C3‑zoned lot with iron gates and electric sliding gate entrance
