Spanish Duplex with ADU
7932 Blackburn Ave, Los Angeles, CA 90048
For Sale
$1,700,000
Residential Income, Spanish, Los Angeles, CA
Property Size3,861 SF
Lot Size0.14 Acres
Price / SF$440.30
Days on Market97
Property Features for 7932 Blackburn Ave
General Information
Property type
Property subtype
Zoning
Bedrooms
Bathrooms
Full bathrooms
Rooms
Parking
Parking features
Directions
Subdivision
Standard status
APN
Size
Lot size
Utilities
Heating system
Building Details
Year built
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Number of units
Architectural style
Buildings
Listing Agency:
Compass
(310) 230-5478
Listed By:
Or Brodsky · License CA #01960565
(310) 623-2319
Added: Aug 11
Changed: Nov 14
Last Checked: Nov 15 at 12:06AM
MLS# 26871269
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This Spanish-style duplex, built in 1936, contains 3,861 square feet of existing living area on a 0.1435-acre lot. The property includes six bedrooms and four bathrooms, with side-by-side, garage, and open parking. The lower residence is vacant, while the upper unit produces rental income, creating flexibility for an owner-occupant or continued two-unit operation.
Fully city-approved plans are in place for a 1,000-square-foot, two-story ADU at the rear of the property. The site is zoned LAR3 and is located near The Grove, the Original Farmers Market, Whole Foods, Trader Joe’s, and the Beverly Center corridor in Los Angeles. The address is 7932 Blackburn Ave, Los Angeles, CA 90048.
Fully city-approved plans are in place for a 1,000-square-foot, two-story ADU at the rear of the property. The site is zoned LAR3 and is located near The Grove, the Original Farmers Market, Whole Foods, Trader Joe’s, and the Beverly Center corridor in Los Angeles. The address is 7932 Blackburn Ave, Los Angeles, CA 90048.
Key Highlights
- 3,861 SF duplex on a 0.1435‑acre lot
- Fully city‑approved plans for a 1,000 SF two‑story ADU
- Lower unit to be delivered vacant; upper unit generates rental income
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$67,427
Cap Rate
3.97%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,348,540
$1.3M
Cap Rate 7%
$963,243
$963.2K
Cap Rate 9%
$749,189
$749.2K
Market Conditions
NOI Build-Up for 3,861 SF
Gross rent
$104.2K $27.00/SF
− Vacancy
−$7.9K −$2.05/SF
EGI
$96.3K $24.95/SF
− OpEx
−$28.9K −$7.48/SF
NOI
$67.4K $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 Rate 5%
$1,348,540
Cap Rate 7%
$963,243
Cap Rate 9%
$749,189
Alternative Uses
Best Use
Multifamily LT 5
$963.2K
$842.8K – $1.12M
NOI $67,427 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$887.5K
$776.6K – $1.04M
NOI $62,127 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,841 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6,465
Businesses Nearby
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Business Placement
Demographics for 90048, CA
22,604
Population
13,733
Households
1.6
Avg Household Size
39
Median Age
69%
College-Educated
96%
High-School Grad
1.9 sq mi
ZIP Area
11,897
Density / Sq Mi
$104,227
Median Household Income
$83,951
Median Earnings
$2,359
Median Rent
$1,847,500
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Los Angeles, CA
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Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Duplex - Owner-user setup with one vacant residence and rental income from the upper unit.
Where is this duplex located?
The property is located at 7932 Blackburn Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 3,861 SF duplex on a 0.1435‑acre lot; Fully city‑approved plans for a 1,000 SF two‑story ADU; Lower unit to be delivered vacant; upper unit generates rental income
