Two-Unit Duplex with
For Sale
Under Contract
$490,000
53385 Eisenhower Dr, La Quinta, CA 92253
Residential Income, Traditional, La Quinta, CA
Property Size2,209 SF
Lot Size0.11 Acres
Price / SF$221.82
Days on Market49
Property Features for 53385 Eisenhower Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 1, Living Room, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 3, Bathroom 2
Parking
3
Parking features
On Street, Driveway, Garage
Fireplace
1
View
Mountains
Directions
Take Washington St. North to Bermuda Dunes then onto Eisenhower Dr. The property is on the left side.
Subdivision
La Quinta South of HWY 111
Standard status
Active Under Contract
APN
774-085-020
Size
2,209 SF
Lot size
0.11 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1979
Floors in Building
1
Number of units
2
Flooring type
Tile, Laminate
Architectural style
Other
Listing Agency:
HomeSmart
(760) 844-7500
Listed By:
Vanessa Sanchez · License #02064295
(760) 534-7352
Added: Jul 31
Changed: Sep 15
Last Checked: Sep 17 at 11:06PM
MLS# 26867061PS
Copyright © 2026 The MLS/CLAW. 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 R1-zoned duplex includes two residences totaling 2,209 square feet on a 0.11-acre lot. The front home has three bedrooms and two bathrooms, with a living room fireplace, separate dining area, and kitchen. It is currently vacant. The permitted rear residence adds two bedrooms and one-and-a-half bathrooms and is expected to be delivered vacant.
The property is served entirely by electric utilities and includes central heating and central air conditioning. Tile and laminate flooring are installed throughout the residences. Parking includes a driveway, garage, and on-street options. Built in 1979, the property is located near schools and shopping, with a children’s and dog park across the street.
The property is served entirely by electric utilities and includes central heating and central air conditioning. Tile and laminate flooring are installed throughout the residences. Parking includes a driveway, garage, and on-street options. Built in 1979, the property is located near schools and shopping, with a children’s and dog park across the street.
Key Highlights
- Two residences totaling 2,209 square feet
- 0.11‑acre lot with R1 zoning
- Front home has 3 bedrooms and 2 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
7.92%
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 7.92%
Second Best
Apartment 5plus
$510.8K
$447.0K – $595.9K
NOI $35,756 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$661.8K
$579.1K – $772.1K
NOI $46,325 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
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 - Permitted rear residence complements a vacant three-bedroom front home with separate living and dining areas.
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 $490,000.
What are key features of this property?
This property features: Two residences totaling 2,209 square feet; 0.11‑acre lot with R1 zoning; Front home has 3 bedrooms and 2 bathrooms
