Building Details

Year built 1955

Floors in Building 2

Number of units 2

Buildings 1

Listing Agency: Brad Korb Real Estate Group

Listed By: Bradley Korb · License #00698730 Show Phone

Added: Jun 18 Changed: Nov 3 Last Checked: Nov 5 at 6:06AM

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MLS# BB26127665

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Investment Insights

Based on property information with market context.

This two-unit residential property was built in 1955 and sits on a 5,250-square-foot lot in a cul-de-sac setting. The lower residence includes two bedrooms, two bathrooms, a living room with fireplace, formal entry, and laundry area. The upper residence provides three bedrooms and two bathrooms, creating a distinct five-bedroom, four-bathroom configuration across the duplex.

The property is located in West Toluca Lake, California, within Los Angeles County. Public water and public sewer serve the site. Its two-level layout and separate residential units provide a defined physical configuration for an owner-occupant, rental operation, or renovation project, as supported by the existing floor plans.

Key Highlights

• Two‑unit duplex built in 1955
• 5,250‑square‑foot lot in a cul‑de‑sac setting
• Lower unit has 2 bedrooms, 2 bathrooms, fireplace, and laundry area

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$43,572

Cap Rate

4.36%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$871,440 $871.4K

Cap Rate 7%

$622,457 $622.5K

Cap Rate 9%

$484,133 $484.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,495 SF

Gross rent

$67.4K $27.00/SF

− Vacancy

−$5.1K −$2.05/SF

EGI

$62.2K $24.95/SF

− OpEx

−$18.7K −$7.48/SF

NOI

$43.6K $17.46/SF

Area

Los Angeles County, CA

Vacancy

7.60%

Lease Rate

$27.00 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$871,440

Cap Rate 7%

$622,457

Cap Rate 9%

$484,133

Alternative Uses

Best Use

Multifamily LT 5

$622.5K

$544.7K – $726.2K (±1% cap)

NOI $43,572 @ 7.0% cap · market cap 4.36%

Second Best

Apartment 5plus

$573.5K

$501.8K – $669.1K (±1% cap)

NOI $40,147 @ 7.0% cap · market cap 4.01%

Theoretical Best

Office A

$1.34M

$1.17M – $1.56M (±1% cap)

NOI $93,507 @ 7.0% cap · market cap 9.35%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

1,770

Businesses Nearby

Explore this area Business Placement

Demographics for 91602, CA

19,647

Population

10,791

Households

1.8

Avg Household Size

39

Median Age

55%

College-Educated

96%

High-School Grad

2.0 sq mi

ZIP Area

9,824

Density / Sq Mi

$97,994

Median Household Income

$61,134

Median Earnings

$2,186

Median Rent

$1,104,400

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Frequently Asked Questions

What type of property is this?

Duplex - Two residential units offer separate bedroom and bathroom configurations with public water and sewer service.

Where is this duplex located?

The property is located at 4463 Bellflower Avenue West Toluca Lake, CA.

What is the asking price?

The asking price for this property is $999,999.

What are key features of this property?

This property features: Two‑unit duplex built in 1955; 5,250‑square‑foot lot in a cul‑de‑sac setting; Lower unit has 2 bedrooms, 2 bathrooms, fireplace, and laundry area