Two-Unit Duplex with
For Sale
$500,000
53385 Eisenhower Dr, La Quinta, CA 92253
Front residence and permitted rear unit provide a flexible two-unit residential configuration.
Property Size2,209 SF
Price / SF$226.35
Days on Market22
Property Features for 53385 Eisenhower Dr
General Information
Standard status
Active
Size
2,209 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1.5BA
Multifamily Units
2
Listing Agency:
HomeSmart
(760) 534-7352
Listed By:
Vanessa Sanchez · License #02064295
(760) 534-7352
Source:
Exprealty
Added: Jul 31
Changed: Aug 21
Last Checked: Aug 21 at 5:29AM
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 HomeSmart
Investment Insights
Based on property information with market context.
This 2,209-square-foot duplex includes a three-bedroom, two-bath front residence and a permitted rear unit with two bedrooms and one and a half bathrooms. The front home is vacant and includes a formal living room with fireplace, separate dining space, and a kitchen with an open connection to the dining area. The rear unit is also expected to be delivered vacant, providing flexibility for future occupancy or leasing plans.
The property is all electric and located in La Quinta Cove, with schools and shopping nearby. A children’s and dog park is directly across the street, adding a recreational amenity within immediate walking distance. The two-unit layout offers distinct residential spaces on a single lot, with the front and rear improvements supporting separate household use.
The property is all electric and located in La Quinta Cove, with schools and shopping nearby. A children’s and dog park is directly across the street, adding a recreational amenity within immediate walking distance. The two-unit layout offers distinct residential spaces on a single lot, with the front and rear improvements supporting separate household use.
Key Highlights
- 2,209‑square‑foot duplex on one lot
- Front residence with 3 bedrooms and 2 bathrooms
- Permitted rear unit includes 2 bedrooms and 1.5 bathrooms
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
$38,812
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
7.76%
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%
$776,240
$776.2K
Cap Rate 7%
$554,457
$554.5K
Cap Rate 9%
$431,244
$431.2K
Market Conditions
NOI Build-Up for 2,209 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
$56.5K $25.56/SF
− Vacancy
−$1.0K −$0.46/SF
EGI
$55.4K $25.10/SF
− OpEx
−$16.6K −$7.53/SF
NOI
$38.8K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$776,240
Cap Rate 7%
$554,457
Cap Rate 9%
$431,244
Alternative Uses
Best Use
Multifamily LT 5
$554.5K
$485.2K – $646.9K
NOI $38,812 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$510.8K
$447.0K – $595.9K
NOI $35,756 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$661.8K
$579.1K – $772.1K
NOI $46,325 @ 7.0% cap · market cap 9.26%
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
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 92253, CA
37,422
Population
24,679
Households
1.5
Avg Household Size
52
Median Age
39%
College-Educated
92%
High-School Grad
40.4 sq mi
ZIP Area
926
Density / Sq Mi
$97,397
Median Household Income
$46,416
Median Earnings
$1,741
Median Rent
$612,800
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 - Front residence and permitted rear unit provide a flexible two-unit residential configuration.
Where is this duplex located?
The property is located at 53385 Eisenhower Dr La Quinta, CA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 2,209‑square‑foot duplex on one lot; Front residence with 3 bedrooms and 2 bathrooms; Permitted rear unit includes 2 bedrooms and 1.5 bathrooms
