Tenant-Occupied Duplex with
New
For Sale
$1,075,000
5420 Kester, Sherman Oaks, CA 91411
Two occupied units offer fireplaces, in-unit laundry, and shared outdoor space near shopping, dining, and transportation.
Property Size2,050 SF
Price / SF$524.39
Days on Market7
Property Features for 5420 Kester
General Information
Standard status
Active
Size
2,050 SF
Total Parking Spaces
2
Property subtype
MULTI_FAMILY
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
fireplace
in-unit laundry
outdoor space
Building Details
Building Size
2,050 SF
Year Built
1949
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Luxury
Listed By:
Bruce Leibovitch · License #00961089
(818) 599-1499
Source:
Benbelack
Added: Sep 17
Changed: Sep 21
Last Checked: Sep 22 at 8:53PM
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 Keller Williams Luxury
Investment Insights
Based on property information with market context.
This 2,050-square-foot duplex, built in 1949, contains two tenant-occupied residences. Each unit includes 2 bedrooms, 1 bathroom, a kitchen, separate dining area, spacious living room with a fireplace, and in-unit laundry. The property also provides a shared 2-car garage and outdoor space.
Located at 5420 Kester in Sherman Oaks, the property is near shopping, dining, and transportation, with convenient freeway access. The existing tenant occupancy and two-unit configuration provide a residential income property with established on-site improvements.
Located at 5420 Kester in Sherman Oaks, the property is near shopping, dining, and transportation, with convenient freeway access. The existing tenant occupancy and two-unit configuration provide a residential income property with established on-site improvements.
Key Highlights
- Two‑unit duplex with 2,050 square feet of property size
- Each unit includes 2 bedrooms and 1 bathroom
- Separate kitchens, dining areas, living rooms, fireplaces, and in‑unit laundry
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
$35,800
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
3.33%
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%
$716,000
$716.0K
Cap Rate 7%
$511,429
$511.4K
Cap Rate 9%
$397,778
$397.8K
Market Conditions
NOI Build-Up for 2,050 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
$55.4K $27.00/SF
− Vacancy
−$4.2K −$2.05/SF
EGI
$51.1K $24.95/SF
− OpEx
−$15.3K −$7.48/SF
NOI
$35.8K $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%
$716,000
Cap Rate 7%
$511,429
Cap Rate 9%
$397,778
Alternative Uses
Best Use
Multifamily LT 5
$511.4K
$447.5K – $596.7K
NOI $35,800 @ 7.0% cap · market cap 3.33%
Second Best
Apartment 5plus
$471.2K
$412.3K – $549.8K
NOI $32,986 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$1.10M
$960.4K – $1.28M
NOI $76,829 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,873
Businesses Nearby
Explore this area
Business Placement
Demographics for 91411, CA
24,984
Population
10,003
Households
2.5
Avg Household Size
36
Median Age
37%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
12,492
Density / Sq Mi
$77,582
Median Household Income
$42,096
Median Earnings
$1,850
Median Rent
$973,300
Median Home Value
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 - Two occupied units offer fireplaces, in-unit laundry, and shared outdoor space near shopping, dining, and transportation.
Where is this duplex located?
The property is located at 5420 Kester Sherman Oaks, CA.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,050 square feet of property size; Each unit includes 2 bedrooms and 1 bathroom; Separate kitchens, dining areas, living rooms, fireplaces, and in‑unit laundry
