Duplex with ADU
For Sale
$897,888
649 S Vancouver Avenue, Los Angeles, CA 90022
Los Angeles, CA
Property Size1,646 SF
Lot Size0.11 Acres
Price / SF$545.50
Days on Market22
Property Features for 649 S Vancouver Avenue
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Kitchen, Laundry Room, Bedroom 1, Bedroom 3, Bedroom 2
Parking
6
Parking features
Garage, Driveway, Gated
Patio and Porch features
Patio
Interior features
Unfurnished, Recessed Lighting, Tile Counters
Fencing
Privacy
Appliances
Water Heater, Disposal, Free-Standing Range, Gas Range
Lot features
Level with Street, Landscaped, Rectangular Lot, Level, Near Public Transit, 2-5 Units/ Acre, Front Yard, Walkstreet, Lawn, Yard
View
City
High school
Garfield
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
North on 5 fwy, exit Atlantic, Go North on Atlantic, Make left on Hubbard, make right on Vancouver
Subdivision
699 - Not Defined
Standard status
Active
APN
5240013028
Size
1,646 SF
Lot size
0.11 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1927
Floors in Building
1
Number of units
2
Flooring type
Wood, Tile
Building materials
Frame, Stucco
Roof type
Asphalt, Shingle
Additional Structures
Guest House
Listing Agency:
Realty Network
(949) 581-6885
Listed By:
Valerie Vihlen Schluter · License #00753164
(949) 534-5333
Added: Aug 31
Changed: Sep 20
Last Checked: Sep 21 at 3:06AM
MLS# OC26191076
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 property includes a 1,646-square-foot residence configuration with a two-bedroom, one-bath main home and a permitted one-bedroom, one-bath Junior ADU. The detached two-plus-car garage includes permits and plans for a 400-square-foot ADU, creating an additional expansion option. The property sits on a 0.1095-acre lot and was built in 1927.
Interior features include recessed lighting and tile counters, with tile and wood flooring. Central heating and central air serve the home. The site also offers a gated driveway, privacy fencing, a patio, public water, and public sewer. Located in Los Angeles, the property is near Garfield High School, schools, shops, restaurants, and freeways.
Interior features include recessed lighting and tile counters, with tile and wood flooring. Central heating and central air serve the home. The site also offers a gated driveway, privacy fencing, a patio, public water, and public sewer. Located in Los Angeles, the property is near Garfield High School, schools, shops, restaurants, and freeways.
Key Highlights
- 1,646‑square‑foot duplex configuration with a 2‑bedroom, 1‑bath main home and permitted 1‑bedroom, 1‑bath Junior ADU
- Detached 2‑plus‑car garage with permits and plans for a 400‑square‑foot ADU
- 0.1095‑acre lot with gated driveway, privacy fencing, and patio
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
$37,746
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
4.20%
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%
$754,920
$754.9K
Cap Rate 7%
$539,229
$539.2K
Cap Rate 9%
$419,400
$419.4K
Market Conditions
NOI Build-Up for 1,646 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
$55.3K $33.60/SF
− Vacancy
−$1.4K −$0.84/SF
EGI
$53.9K $32.76/SF
− OpEx
−$16.2K −$9.83/SF
NOI
$37.7K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$754,920
Cap Rate 7%
$539,229
Cap Rate 9%
$419,400
Alternative Uses
Best Use
Multifamily LT 5
$539.2K
$471.8K – $629.1K
NOI $37,746 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$491.6K
$430.2K – $573.5K
NOI $34,412 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$670.6K
$586.8K – $782.4K
NOI $46,945 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two living units, a detached garage, and approved plans support flexible residential use.
Where is this duplex located?
The property is located at 649 S Vancouver Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $897,888.
What are key features of this property?
This property features: 1,646‑square‑foot duplex configuration with a 2‑bedroom, 1‑bath main home and permitted 1‑bedroom, 1‑bath Junior ADU; Detached 2‑plus‑car garage with permits and plans for a 400‑square‑foot ADU; 0.1095‑acre lot with gated driveway, privacy fencing, and patio
