Duplex with Four-Car
New
For Sale
$1,320,000
449 S Barranca, Covina, CA 91723
Two occupied residences with separate layouts, substantial parking, and convenient freeway access.
Property Size3,403 SF
Lot Size0.44 Acres
Price / SF$387.89
Days on Market5
Property Features for 449 S Barranca
General Information
Standard status
Active
Size
3,403 SF
Total Parking Spaces
4
Lot size
0.44 Acres
Property subtype
Duplex
Zoning
R3
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 3BR/3BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Building Size
3,403 SF
Year Built
2020
Listing Agency:
TopSky Realty Inc
Listed By:
SAMPSON WU · License #02134228
(909) 828-0808
Source:
Archetyperealty
Added: Sep 10
Changed: Sep 14
Last Checked: Sep 14 at 8:19AM
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 TopSky Realty Inc
Investment Insights
Based on property information with market context.
This duplex comprises two occupied residences totaling approximately 3,403 SF of living space on an approximately 18,986 SF lot. The 449 unit contains 3 bedrooms, 2 bathrooms, and approximately 1,432 SF; the 451 unit includes 3 bedrooms, 3 bathrooms, and approximately 1,971 SF. The property also provides a 4-car garage and additional parking.
Constructed in 1954, the 449 residence is paired with a newly built 2020 unit at 451. Access to the 10 Freeway connects the property with destinations throughout the San Gabriel Valley, while shopping, dining, and daily services are located in the surrounding area. Reported R3 zoning may support a range of uses or development possibilities, subject to verification with the City of Covina.
Constructed in 1954, the 449 residence is paired with a newly built 2020 unit at 451. Access to the 10 Freeway connects the property with destinations throughout the San Gabriel Valley, while shopping, dining, and daily services are located in the surrounding area. Reported R3 zoning may support a range of uses or development possibilities, subject to verification with the City of Covina.
Key Highlights
- Two occupied residential units with approximately 3,403 SF of combined living space
- Approximately 18,986 SF lot
- Unit 449: 3 bedrooms, 2 bathrooms, and approximately 1,432 SF
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
$59,429
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
4.50%
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%
$1,188,580
$1.2M
Cap Rate 7%
$848,986
$849.0K
Cap Rate 9%
$660,322
$660.3K
Market Conditions
NOI Build-Up for 3,403 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
$91.9K $27.00/SF
− Vacancy
−$7.0K −$2.05/SF
EGI
$84.9K $24.95/SF
− OpEx
−$25.5K −$7.48/SF
NOI
$59.4K $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 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%
$1,188,580
Cap Rate 7%
$848,986
Cap Rate 9%
$660,322
Alternative Uses
Best Use
Multifamily LT 5
$849.0K
$742.9K – $990.5K
NOI $59,429 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$782.2K
$684.5K – $912.6K
NOI $54,757 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.82M
$1.59M – $2.13M
NOI $127,537 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,565
Businesses Nearby
Explore this area
Business Placement
Demographics for 91723, CA
19,653
Population
6,516
Households
3
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
2.3 sq mi
ZIP Area
8,545
Density / Sq Mi
$87,363
Median Household Income
$44,154
Median Earnings
$1,711
Median Rent
$663,800
Median Home Value
Check the figures for this property
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 - Two occupied residences with separate layouts, substantial parking, and convenient freeway access.
Where is this duplex located?
The property is located at 449 S Barranca Covina, CA.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: Two occupied residential units with approximately 3,403 SF of combined living space; Approximately 18,986 SF lot; Unit 449: 3 bedrooms, 2 bathrooms, and approximately 1,432 SF
