Residential Income Duplex with
For Sale
$1,169,000
Pending
7032 Penfield Ave, Winnetka, CA 91306
Duplex-style income property includes a main 4-bedroom, 3-bath home plus an attached Jr. ADU conversion with its own address.
Property Size1,917 SF
Days on Market62
Property Features for 7032 Penfield Ave
General Information
Standard status
Pending
Size
1,917 SF
Property subtype
Duplex
Building Details
Building Size
1,917 SF
Year Built
1953
Listing Agency:
Keller Williams VIP Properties
Listed By:
Hilda Sarkisyan · License #01066472
(818) 491-4500
Source:
Archetyperealty
Added: Jul 6
Changed: Aug 23
Last Checked: Aug 12 at 1:36PM
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 VIP Properties
Investment Insights
Based on property information with market context.
This duplex-style residential income property features a maintained main residence with 4 bedrooms and 3 bathrooms, along with an office that has a separate entrance. The home includes a newer kitchen with a center island, recessed lighting, a living room fireplace, a dining area, central heat and air, and washer and dryer are included.
In addition, the property includes an attached Jr. ADU conversion with its own address, adding flexibility for extended family or rental use. The property is uniquely identified by two addresses.
The sale also includes city-approved plans to build an additional 3-bedroom, 3-bath residence. The seller notes this as part of the overall offering for future development and expansion.
In addition, the property includes an attached Jr. ADU conversion with its own address, adding flexibility for extended family or rental use. The property is uniquely identified by two addresses.
The sale also includes city-approved plans to build an additional 3-bedroom, 3-bath residence. The seller notes this as part of the overall offering for future development and expansion.
Key Highlights
- 4‑bedroom, 3‑bath main residence with a separate entrance office, plus a washer and dryer included
- Year built 1953; central heat and air and recessed lighting throughout main home
- Newer kitchen with center island, dining area, and a living room fireplace
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
$33,478
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
2.86%
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%
$669,560
$669.6K
Cap Rate 7%
$478,257
$478.3K
Cap Rate 9%
$371,978
$372.0K
Market Conditions
NOI Build-Up for 1,917 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
$51.8K $27.00/SF
− Vacancy
−$3.9K −$2.05/SF
EGI
$47.8K $24.95/SF
− OpEx
−$14.3K −$7.48/SF
NOI
$33.5K $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%
$669,560
Cap Rate 7%
$478,257
Cap Rate 9%
$371,978
Alternative Uses
Best Use
Multifamily LT 5
$478.3K
$418.5K – $558.0K
NOI $33,478 @ 7.0% cap · market cap 2.86%
Second Best
Apartment 5plus
$440.7K
$385.6K – $514.1K
NOI $30,846 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$1.03M
$898.1K – $1.20M
NOI $71,845 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
900
Businesses Nearby
Explore this area
Business Placement
Demographics for 91306, CA
46,669
Population
15,176
Households
3.1
Avg Household Size
39
Median Age
31%
College-Educated
79%
High-School Grad
4.2 sq mi
ZIP Area
11,112
Density / Sq Mi
$88,958
Median Household Income
$39,524
Median Earnings
$1,909
Median Rent
$719,900
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-style income property includes a main 4-bedroom, 3-bath home plus an attached Jr. ADU conversion with its own address.
Where is this duplex located?
The property is located at 7032 Penfield Ave Winnetka, CA.
What is the asking price?
The asking price for this property is $1,169,000.
What are key features of this property?
This property features: 4‑bedroom, 3‑bath main residence with a separate entrance office, plus a washer and dryer included; Year built 1953; central heat and air and recessed lighting throughout main home; Newer kitchen with center island, dining area, and a living room fireplace
