Two-Unit Residential Income
For Sale
$1,250,000
Pending
817 N Verdugo, Glendale, CA 91206
Well-maintained duplex with two separate units, garage parking, shared laundry, and updated interiors in Glendale.
Property Size1,739 SF
Days on Market103
Property Features for 817 N Verdugo
General Information
Standard status
Pending
Size
1,739 SF
Total Parking Spaces
5
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
laundry area
Building Details
Building Size
1,739 SF
Year Built
1946
Listing Agency:
JohnHart Real Estate
Listed By:
Armine Attipa · License #01881744
Source:
Hopewayrealtygroup
Added: Jun 2
Changed: Aug 25
Last Checked: Sep 12 at 10:34AM
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 JohnHart Real Estate
Investment Insights
Based on property information with market context.
This duplex offers two well-maintained residential units with separate living spaces and functional layouts. The front unit (817) features one bedroom and one bathroom, while the second unit (819) features two bedrooms and one bathroom. Both units include one garage parking space, and the two-bedroom unit has two additional exterior parking spaces while the one-bedroom unit has one additional exterior parking space. A shared laundry area is located in the garage.
Located in Glendale, the property is described as being near shopping, dining, schools, parks, entertainment, and major commuter routes. The interiors are noted to include updated finishes, bright living areas, and spacious kitchens.
Overall, the building provides a straightforward two-unit configuration with parking and shared laundry support for day-to-day convenience.
Located in Glendale, the property is described as being near shopping, dining, schools, parks, entertainment, and major commuter routes. The interiors are noted to include updated finishes, bright living areas, and spacious kitchens.
Overall, the building provides a straightforward two-unit configuration with parking and shared laundry support for day-to-day convenience.
Key Highlights
- Glendale duplex with 2 units and combined living space over 1,700 sq ft
- Unit 817: 1 bed, 1 bath with updated flooring and bright living areas
- Unit 819: 2 bed, 1 bath with a flexible layout for rental or owner‑user use
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
$37,692
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
3.02%
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%
$753,840
$753.8K
Cap Rate 7%
$538,457
$538.5K
Cap Rate 9%
$418,800
$418.8K
Market Conditions
NOI Build-Up for 1,739 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
$57.4K $33.00/SF
− Vacancy
−$3.5K −$2.04/SF
EGI
$53.8K $30.96/SF
− OpEx
−$16.2K −$9.29/SF
NOI
$37.7K $21.67/SF
Area
Glendale, CA
Vacancy
6.17%
Lease Rate
$33.00 /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%
$753,840
Cap Rate 7%
$538,457
Cap Rate 9%
$418,800
Alternative Uses
Best Use
Multifamily LT 5
$538.5K
$471.2K – $628.2K
NOI $37,692 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$467.6K
$409.1K – $545.5K
NOI $32,731 @ 7.0% cap · market cap 2.62%
Theoretical Best
Specialty Retail
$1.05M
$915.1K – $1.22M
NOI $73,211 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,801
Businesses Nearby
Explore this area
Business Placement
Demographics for 91206, CA
33,252
Population
13,767
Households
2.4
Avg Household Size
43
Median Age
47%
College-Educated
90%
High-School Grad
5.8 sq mi
ZIP Area
5,733
Density / Sq Mi
$86,684
Median Household Income
$52,517
Median Earnings
$2,159
Median Rent
$1,094,100
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with two separate units, garage parking, shared laundry, and updated interiors in Glendale.
Where is this duplex located?
The property is located at 817 N Verdugo Glendale, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Glendale duplex with 2 units and combined living space over 1,700 sq ft; Unit 817: 1 bed, 1 bath with updated flooring and bright living areas; Unit 819: 2 bed, 1 bath with a flexible layout for rental or owner‑user use
