Duplex with Two
For Sale
$473,000
7800 Pearblossom Highway, Littlerock, CA 93543
Duplex in LCC3 zoning with two units plus an offered adjacent home and behind parcels.
Property Size1,441 SF
Lot Size0.33 Acres
Price / SF$328.24
Days on Market312
Property Features for 7800 Pearblossom Highway
General Information
Standard status
Active
Size
1,441 SF
Lot size
0.33 Acres
Property subtype
Multi Family
Zoning
LCC3
Additional Details
Multifamily Units
2
Building Details
Year Built
1946
Tenancy
Multi
Listing Agency:
The R.R. Network
(714) 600-3334
Listed By:
Richard Reyes · License #01847699
(714) 600-3334
Source:
Exitrealty
Added: Oct 4, 2025
Changed: Aug 8
Last Checked: Aug 11 at 7:17AM
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 The R.R. Network
Investment Insights
Based on property information with market context.
This duplex at 7800 Pearblossom Highway features two units and a total of 1,441 square feet of living space on a 14,315 square foot lot. The property is positioned to support flexible living or rental arrangements, with the existing duplex configuration providing separate unit options for occupancy. Zoning is listed as LCC3, supporting potential for multiple uses in line with the buyer’s objectives.
The offering also includes the neighboring single-family home at 7812 Pearblossom Highway, owned by the same seller. Two additional land parcels are included directly behind the properties: APN 3049-031-010 (2.368 acres) and APN 3049-031-008 (1.399 acres). Together, these parcels create a multi-property package in Littlerock, within the Antelope Valley Union Joint High School District.
For investors and owner-users, the duplex provides a two-unit residential income component, while the included adjacent home and rear land parcels broaden the overall ownership profile. The seller’s preference is to sell all properties together, offering a structure designed for buyers seeking a consolidated acquisition across multiple residential and land components.
The offering also includes the neighboring single-family home at 7812 Pearblossom Highway, owned by the same seller. Two additional land parcels are included directly behind the properties: APN 3049-031-010 (2.368 acres) and APN 3049-031-008 (1.399 acres). Together, these parcels create a multi-property package in Littlerock, within the Antelope Valley Union Joint High School District.
For investors and owner-users, the duplex provides a two-unit residential income component, while the included adjacent home and rear land parcels broaden the overall ownership profile. The seller’s preference is to sell all properties together, offering a structure designed for buyers seeking a consolidated acquisition across multiple residential and land components.
Key Highlights
- Duplex built in 1946 with 1,441 SF of living space on a 14,315 Sq.Ft. lot
- Two‑unit property at 7800 Pearblossom Hwy with flexible living or rental options
- LCC3 zoning, offering potential for multiple uses
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
$25,165
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
5.32%
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%
$503,300
$503.3K
Cap Rate 7%
$359,500
$359.5K
Cap Rate 9%
$279,611
$279.6K
Market Conditions
NOI Build-Up for 1,441 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
$38.9K $27.00/SF
− Vacancy
−$3.0K −$2.05/SF
EGI
$36.0K $24.95/SF
− OpEx
−$10.8K −$7.48/SF
NOI
$25.2K $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%
$503,300
Cap Rate 7%
$359,500
Cap Rate 9%
$279,611
Alternative Uses
Best Use
Multifamily LT 5
$359.5K
$314.6K – $419.4K
NOI $25,165 @ 7.0% cap · market cap 5.32%
Second Best
Apartment 5plus
$331.2K
$289.8K – $386.5K
NOI $23,187 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$771.5K
$675.1K – $900.1K
NOI $54,005 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
197
Businesses Nearby
Explore this area
Business Placement
Demographics for 93543, CA
14,132
Population
3,750
Households
3.8
Avg Household Size
35
Median Age
9%
College-Educated
71%
High-School Grad
67.7 sq mi
ZIP Area
209
Density / Sq Mi
$69,375
Median Household Income
$44,473
Median Earnings
$1,658
Median Rent
$354,100
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 in LCC3 zoning with two units plus an offered adjacent home and behind parcels.
Where is this duplex located?
The property is located at 7800 Pearblossom Highway Littlerock, CA.
What is the asking price?
The asking price for this property is $473,000.
What are key features of this property?
This property features: Duplex built in 1946 with 1,441 SF of living space on a 14,315 Sq.Ft. lot; Two‑unit property at 7800 Pearblossom Hwy with flexible living or rental options; LCC3 zoning, offering potential for multiple uses
