Duplex with Detached
For Sale
$539,000
655 Edgar, Beaumont, CA 92223
Two permitted residences feature separate utility meters and independent heating and air conditioning systems.
Property Size1,329 SF
Days on Market10
Property Features for 655 Edgar
General Information
Standard status
Active
Size
1,329 SF
Property subtype
Investment
Building Details
Building Size
1,329 SF
Year Built
1912
Stories
1
Units
2
Listing Agency:
Keller Williams Realty
(951) 316-5171
Listed By:
Joshua Huizar · License #01879833
Source:
Elliman
Added: Aug 22
Changed: Aug 30
Last Checked: Aug 30 at 11:00PM
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 Realty
Investment Insights
Based on property information with market context.
This duplex property combines a two-bedroom, one-bath front residence with a detached accessory dwelling unit built in 2022. The main home includes updated laminate flooring, newer windows, a new water heater, updated plumbing, and mini-split heating and air conditioning. The additional residence also has its own mini-split system and provides approximately 380 square feet of living space.
Separate water, electric, and gas meters serve the two units. The property is located at 655 Edgar in Beaumont, California, on a large lot. The front residence dates to 1912, while the detached unit was constructed in 2022. Both residences are fully permitted, supporting flexible use for an owner occupant, rental arrangements, or multigenerational living.
Separate water, electric, and gas meters serve the two units. The property is located at 655 Edgar in Beaumont, California, on a large lot. The front residence dates to 1912, while the detached unit was constructed in 2022. Both residences are fully permitted, supporting flexible use for an owner occupant, rental arrangements, or multigenerational living.
Key Highlights
- Two permitted units on one lot at 655 Edgar, Beaumont, CA 92223
- Front residence offers 2 bedrooms and 1 bath with just under 1,000 sq. ft.
- Detached ADU built in 2022 with approximately 380 sq. ft. of living space
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
$23,350
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
4.33%
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%
$467,000
$467.0K
Cap Rate 7%
$333,571
$333.6K
Cap Rate 9%
$259,444
$259.4K
Market Conditions
NOI Build-Up for 1,329 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
$34.0K $25.56/SF
− Vacancy
−$611 −$0.46/SF
EGI
$33.4K $25.10/SF
− OpEx
−$10.0K −$7.53/SF
NOI
$23.4K $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%
$467,000
Cap Rate 7%
$333,571
Cap Rate 9%
$259,444
Alternative Uses
Best Use
Multifamily LT 5
$333.6K
$291.9K – $389.2K
NOI $23,350 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$307.3K
$268.9K – $358.5K
NOI $21,512 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$398.1K
$348.4K – $464.5K
NOI $27,870 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
841
Businesses Nearby
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
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 - Two permitted residences feature separate utility meters and independent heating and air conditioning systems.
Where is this duplex located?
The property is located at 655 Edgar Beaumont, CA.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Two permitted units on one lot at 655 Edgar, Beaumont, CA 92223; Front residence offers 2 bedrooms and 1 bath with just under 1,000 sq. ft.; Detached ADU built in 2022 with approximately 380 sq. ft. of living space
