Two-Unit Duplex with Separate
New
For Sale
$999,000
433 W 55th, Los Angeles, CA 90037
Two residences offer distinct utility metering and driveway parking on a spacious residential lot.
Property Size1,928 SF
Lot Size0.12 Acres
Price / SF$499.50
Days on Market7
Property Features for 433 W 55th
General Information
Standard status
Active
Size
1,928 SF
Lot size
0.12 Acres
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Building Details
Building Size
1,928 SF
Year Built
1908
Buildings
2
Listing Agency:
Real Broker
(562) 243-3802
Listed By:
Jonathan Calderon · License #01982607
Source:
Jademillsestates
Added: Aug 10
Changed: Aug 16
Last Checked: Aug 16 at 2:09AM
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 Real Broker
Investment Insights
Based on property information with market context.
Built in 1908, this duplex includes two separate structures with approximately 2,000 square feet of living space on a 5,400-square-foot lot. Each residence has its own gas, electric, and water meter, while driveway parking serves the property.
The property is located near schools, shopping, public transportation, major freeways, and Downtown Los Angeles. The two-unit configuration provides separate residences within one residential income property.
The property is located near schools, shopping, public transportation, major freeways, and Downtown Los Angeles. The two-unit configuration provides separate residences within one residential income property.
Key Highlights
- Two units in separate structures
- Approximately 2,000 square feet of living space
- 5,400‑square‑foot lot
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
$33,415
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
3.34%
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%
$668,300
$668.3K
Cap Rate 7%
$477,357
$477.4K
Cap Rate 9%
$371,278
$371.3K
Market Conditions
NOI Build-Up for 2,000 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
$49.0K $24.48/SF
− Vacancy
−$1.2K −$0.61/SF
EGI
$47.7K $23.87/SF
− OpEx
−$14.3K −$7.16/SF
NOI
$33.4K $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%
$668,300
Cap Rate 7%
$477,357
Cap Rate 9%
$371,278
Alternative Uses
Best Use
Multifamily LT 5
$477.4K
$417.7K – $556.9K
NOI $33,415 @ 7.0% cap · market cap 3.34%
Second Best
Apartment 5plus
$424.3K
$371.3K – $495.0K
NOI $29,700 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$783.7K
$685.7K – $914.3K
NOI $54,857 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,542
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
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 offer distinct utility metering and driveway parking on a spacious residential lot.
Where is this duplex located?
The property is located at 433 W 55th Los Angeles, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two units in separate structures; Approximately 2,000 square feet of living space; 5,400‑square‑foot lot
