Duplex With Backyard Second
For Sale
$260,000
640 W Euclid Ave, El Centro, CA 92243
MULTI_FAMILY - El Centro, CA
Property Size1,336 SF
Lot Size0.16 Acres
Price / SF$194.61
Days on Market124
Property Features for 640 W Euclid Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1
Parking
2
Parking features
Driveway
Directions
Google maps
Subdivision
550
Special listing conditions
Probate Listing
Standard status
Active
APN
044-373-017-000
Size
1,336 SF
Lot size
0.16 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Wood
Roof type
Composition, Shingle
Listing Agency:
Imperial Valley Real Estate Services Inc
(760) 337-1369
Listed By:
Jon Edney · License #01804027
(760) 337-1369
Added: Apr 20
Changed: Aug 2
Last Checked: Aug 21 at 8:06PM
MLS# 26759103IC
Copyright © 2026 Imperial County Association of Realtors®. 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 duplex features a primary residence with a small second unit located in the backyard. The property was built in 1950 and includes wood flooring, central air cooling, and a composition shingle roof. Parking is available via a driveway, and the layout includes Bedroom 1 through Bedroom 4 and Bathroom 1 and Bathroom 2.
The property is zoned R2 and sits on a 0.163-acre lot with 1,336 square feet of building area. Located at 640 W Euclid Ave in El Centro, CA (Imperial County), it is offered for sale and described as needing some TLC, making it well-suited for an investor looking for a renovation opportunity.
With its two-unit configuration and driveway parking, the duplex can support rental use as-is or as part of a remodel plan.
The property is zoned R2 and sits on a 0.163-acre lot with 1,336 square feet of building area. Located at 640 W Euclid Ave in El Centro, CA (Imperial County), it is offered for sale and described as needing some TLC, making it well-suited for an investor looking for a renovation opportunity.
With its two-unit configuration and driveway parking, the duplex can support rental use as-is or as part of a remodel plan.
Key Highlights
- 0.163‑acre lot with 1,336 SF duplex
- R2 zoning
- Small second unit located in the backyard
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
$11,958
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
4.60%
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%
$239,160
$239.2K
Cap Rate 7%
$170,829
$170.8K
Cap Rate 9%
$132,867
$132.9K
Market Conditions
NOI Build-Up for 1,336 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
$17.6K $13.20/SF
− Vacancy
−$552 −$0.41/SF
EGI
$17.1K $12.79/SF
− OpEx
−$5.1K −$3.84/SF
NOI
$12.0K $8.95/SF
Area
Imperial County, CA
Vacancy
3.13%
Lease Rate
$13.20 /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%
$239,160
Cap Rate 7%
$170,829
Cap Rate 9%
$132,867
Alternative Uses
Best Use
Multifamily LT 5
$170.8K
$149.5K – $199.3K
NOI $11,958 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$158.4K
$138.6K – $184.8K
NOI $11,085 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$340.8K
$298.2K – $397.6K
NOI $23,856 @ 7.0% cap · market cap 9.18%
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
1,234
Businesses Nearby
Explore this area
Business Placement
Demographics for 92243, CA
49,149
Population
15,908
Households
3.1
Avg Household Size
36
Median Age
16%
College-Educated
74%
High-School Grad
113.3 sq mi
ZIP Area
434
Density / Sq Mi
$55,890
Median Household Income
$31,170
Median Earnings
$992
Median Rent
$286,100
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 - Duplex with a small second unit, R2 zoning, central air, and driveway parking on a 0.163-acre lot.
Where is this duplex located?
The property is located at 640 W Euclid Ave El Centro, CA.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 0.163‑acre lot with 1,336 SF duplex; R2 zoning; Small second unit located in the backyard
