Two-Unit Duplex with Private
For Sale
$799,900
471 Hoefner, Los Angeles, CA 90022
Remodeled rear unit with fenced yard and large paved courtyard; both units offer two bedrooms, private garage, and laundry.
Property Size1,597 SF
Days on Market122
Property Features for 471 Hoefner
General Information
Standard status
Active
Size
1,597 SF
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Building Size
1,597 SF
Year Built
1952
Tenancy
Multi
Listing Agency:
Homequest Real Estate
Listed By:
Laura O'Brien · License #02070082
(714) 366-3526
Source:
Milsteinestates
Added: May 23
Changed: Sep 13
Last Checked: Sep 20 at 10:08AM
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 Homequest Real Estate
Investment Insights
Based on property information with market context.
This duplex features two separate units, each with two bedrooms and one bathroom, plus a dining room, living room, kitchen, and dedicated laundry room. Both units also include a private garage. The rear unit has been fully remodeled and is move-in ready, with a spacious landscaped, fenced backyard designed for outdoor use.
A large, paved courtyard provides an additional shared outdoor area for relaxing or entertaining. The property is described as being conveniently located near schools, shopping, public transportation, and freeways.
The layout supports a live-in-and-rent approach, with the option to occupy one unit while renting the other. Sale is subject to visual inspection of the front unit. The front unit is tenant-occupied by long-term responsible tenants who would like to remain, and they should not be disturbed.
A large, paved courtyard provides an additional shared outdoor area for relaxing or entertaining. The property is described as being conveniently located near schools, shopping, public transportation, and freeways.
The layout supports a live-in-and-rent approach, with the option to occupy one unit while renting the other. Sale is subject to visual inspection of the front unit. The front unit is tenant-occupied by long-term responsible tenants who would like to remain, and they should not be disturbed.
Key Highlights
- Duplex with both units offering 2 bedrooms and 1 bath, plus living room, dining room, kitchen, and a laundry room
- Rear unit has been fully remodeled and includes a fenced back yard and a spacious landscaped yard
- Large paved courtyard provides additional outdoor space for relaxing or entertaining
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
$36,622
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
4.58%
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%
$732,440
$732.4K
Cap Rate 7%
$523,171
$523.2K
Cap Rate 9%
$406,911
$406.9K
Market Conditions
NOI Build-Up for 1,597 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
$53.7K $33.60/SF
− Vacancy
−$1.3K −$0.84/SF
EGI
$52.3K $32.76/SF
− OpEx
−$15.7K −$9.83/SF
NOI
$36.6K $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%
$732,440
Cap Rate 7%
$523,171
Cap Rate 9%
$406,911
Alternative Uses
Best Use
Multifamily LT 5
$523.2K
$457.8K – $610.4K
NOI $36,622 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$477.0K
$417.4K – $556.5K
NOI $33,388 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$650.7K
$569.3K – $759.1K
NOI $45,547 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,852
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Remodeled rear unit with fenced yard and large paved courtyard; both units offer two bedrooms, private garage, and laundry.
Where is this duplex located?
The property is located at 471 Hoefner Los Angeles, CA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Duplex with both units offering 2 bedrooms and 1 bath, plus living room, dining room, kitchen, and a laundry room; Rear unit has been fully remodeled and includes a fenced back yard and a spacious landscaped yard; Large paved courtyard provides additional outdoor space for relaxing or entertaining
