Modern Duplex
New
For Sale
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5852 Norwood Avenue, Riverside, CA 92505
Seven townhome-style duplexes offer spacious residences with attached garages, private yards, and contemporary interiors.
Property Size25,280 SF
Lot Size1.77 Acres
Price / SF$332.28
Days on Market6
Property Features for 5852 Norwood Avenue
General Information
Standard status
Active
Size
25,280 SF
Net Rentable
25,280 SF
Total Parking Spaces
42
Lot size
1.77 Acres
Property subtype
Multifamily
Net Operating Income
$459,928
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
4 x 3BR/2.5BA, 8 x 4BR/2.5BA, 2 x 5BR/3BA
Multifamily Units
14
Additional Details
Cap Rate
5.48%
Amenities
solar energy systems
attached two-car garages
private front and rear yards with patios
Building Details
Year Built
2024
Year Renovated
2026
Buildings
7
Stories
2
Units
14
Construction
townhome-style
Listing Agency:
CBRE - Ontario
(909) 418-2074
Listed By:
Blake Torgerson · License #CA 01919955
Source:
Crexi
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 11 at 8:01AM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
This 14-unit duplex portfolio comprises seven individually parceled properties in Riverside’s La Sierra Acres area. The residences provide 25,280 square feet of rentable area across two-story, townhome-style layouts, with an average size of 1,863 square feet. Unit types include three-, four-, and five-bedroom homes. Interior features include open living areas, high ceilings, designer kitchens with islands and quartz counters, stainless steel appliances, luxury vinyl flooring, walk-in pantries and closets, upper-level laundry rooms, central air conditioning and heating, and solar energy systems.
Each residence includes an attached two-car garage, private front and rear yards with patios, and drought-resistant landscaping. The portfolio is near Kaiser Permanente Riverside Medical Center, La Sierra University, the Galleria at Tyler, and Castle Park, with regional access via the 91, 60, 15, and I-215 Freeways. The La Sierra Metrolink Station is 3.7 miles away and provides service to LA Union Station.
The portfolio is reported at a 5.48% cap rate, with a 5.69% pro forma cap rate. Seven separate lots provide individual parceling across the three sites.
Each residence includes an attached two-car garage, private front and rear yards with patios, and drought-resistant landscaping. The portfolio is near Kaiser Permanente Riverside Medical Center, La Sierra University, the Galleria at Tyler, and Castle Park, with regional access via the 91, 60, 15, and I-215 Freeways. The La Sierra Metrolink Station is 3.7 miles away and provides service to LA Union Station.
The portfolio is reported at a 5.48% cap rate, with a 5.69% pro forma cap rate. Seven separate lots provide individual parceling across the three sites.
Key Highlights
- 14‑unit portfolio consisting of seven duplexes on seven individually parceled lots
- 25,280 square feet of total rentable area across approximately 77,102 square feet of combined lots
- Unit mix includes four 3‑bedroom, eight 4‑bedroom, and two 5‑bedroom homes
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
$375,173
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
4.47%
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%
$7,503,460
$7.5M
Cap Rate 7%
$5,359,614
$5.4M
Cap Rate 9%
$4,168,589
$4.2M
Market Conditions
NOI Build-Up for 25,280 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
$561.2K $22.20/SF
− Vacancy
−$25.3K −$1.00/SF
EGI
$536.0K $21.20/SF
− OpEx
−$160.8K −$6.36/SF
NOI
$375.2K $14.84/SF
Area
ZIP 92505
Vacancy
4.50%
Lease Rate
$22.20 /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%
$7,503,460
Cap Rate 7%
$5,359,614
Cap Rate 9%
$4,168,589
Alternative Uses
Best Use
Multifamily LT 5
$5.36M
$4.69M – $6.25M
NOI $375,173 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$4.96M
$4.34M – $5.78M
NOI $346,854 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$8.66M
$7.58M – $10.11M
NOI $606,465 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
284
Businesses Nearby
Explore this area
Business Placement
Demographics for 92505, CA
50,919
Population
15,324
Households
3.3
Avg Household Size
34
Median Age
20%
College-Educated
79%
High-School Grad
10.2 sq mi
ZIP Area
4,992
Density / Sq Mi
$84,528
Median Household Income
$40,575
Median Earnings
$1,936
Median Rent
$520,800
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 - Seven townhome-style duplexes offer spacious residences with attached garages, private yards, and contemporary interiors.
Where is this duplex located?
The property is located at 5852 Norwood Avenue Riverside, CA.
What is the asking price?
The asking price for this property is $8,400,000.
What are key features of this property?
This property features: 14‑unit portfolio consisting of seven duplexes on seven individually parceled lots; 25,280 square feet of total rentable area across approximately 77,102 square feet of combined lots; Unit mix includes four 3‑bedroom, eight 4‑bedroom, and two 5‑bedroom homes
