Duplex with Newly Built
For Sale
$600,000
44632 Fern Avenue, Lancaster, CA 93534
MULTI_FAMILY - Lancaster, CA
Property Size2,163 SF
Lot Size0.20 Acres
Price / SF$277.39
Days on Market101
Property Features for 44632 Fern Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LRR17000
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 5, Bathroom 1
Directions
10th St W and Avenue J
Subdivision
03 - Lancaster West
Standard status
Active
APN
3133-021-020
Size
2,163 SF
Lot size
0.20 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
A/C units in bedrooms
washer and dryer
RV power adapters
Building Details
Year built
1950
Number of units
2
Building materials
Wood Siding
Roof type
Tile
Listing Agency:
JohnHart Real Estate
(818) 246-1099
Listed By:
Augusto Hernandez · License #01490556
(661) 492-4626
Added: May 21
Changed: Aug 14
Last Checked: Aug 29 at 7:06AM
MLS# 26004046
Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property includes a main home plus a newly built ADU on the same lot, designed for flexible living or rental use. The main front home offers approximately 1,700 sq ft and includes 3 bedrooms, plus a bonus room, along with a comfortable living room and dining room, and 2 full bathrooms. Each bedroom is equipped with its own A/C unit. The front portion of the home features recently installed tile flooring.
A newly built ADU was completed in 2026 and provides 463 sq ft of additional space. The ADU includes 1 bedroom, a kitchen, and a full bathroom, and is equipped with a washer and dryer at no extra cost.
The property is on a 0.2-acre lot and includes multiple RV power adapters that may support RV parking or other utility use. The exterior construction is wood siding, with a tile roof, and the homes are served by central heating and central air. Year built is listed as 1950 for the primary structure.
A newly built ADU was completed in 2026 and provides 463 sq ft of additional space. The ADU includes 1 bedroom, a kitchen, and a full bathroom, and is equipped with a washer and dryer at no extra cost.
The property is on a 0.2-acre lot and includes multiple RV power adapters that may support RV parking or other utility use. The exterior construction is wood siding, with a tile roof, and the homes are served by central heating and central air. Year built is listed as 1950 for the primary structure.
Key Highlights
- Main home approx 1,700 sq ft with 3 bedrooms plus bonus room and 2 full bathrooms
- 2026 newly built ADU with 463 sq ft includes 1 bedroom, kitchen, and full bathroom
- Washer and dryer included in the ADU
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
$36,164
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
6.03%
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%
$723,280
$723.3K
Cap Rate 7%
$516,629
$516.6K
Cap Rate 9%
$401,822
$401.8K
Market Conditions
NOI Build-Up for 2,163 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
$54.5K $25.20/SF
− Vacancy
−$2.8K −$1.32/SF
EGI
$51.7K $23.88/SF
− OpEx
−$15.5K −$7.17/SF
NOI
$36.2K $16.72/SF
Area
Lancaster, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$723,280
Cap Rate 7%
$516,629
Cap Rate 9%
$401,822
Alternative Uses
Best Use
Multifamily LT 5
$516.6K
$452.1K – $602.7K
NOI $36,164 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$462.5K
$404.7K – $539.6K
NOI $32,378 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$679.4K
$594.5K – $792.7K
NOI $47,560 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,061
Businesses Nearby
Explore this area
Business Placement
Demographics for 93534, CA
43,906
Population
16,343
Households
2.7
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
19.0 sq mi
ZIP Area
2,311
Density / Sq Mi
$58,891
Median Household Income
$44,566
Median Earnings
$1,513
Median Rent
$339,900
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 - Duplex on a shared lot with central HVAC and a newly built 2026 ADU, zoned LRR17000 in Lancaster.
Where is this duplex located?
The property is located at 44632 Fern Avenue Lancaster, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Main home approx 1,700 sq ft with 3 bedrooms plus bonus room and 2 full bathrooms; 2026 newly built ADU with 463 sq ft includes 1 bedroom, kitchen, and full bathroom; Washer and dryer included in the ADU
