Updated Two-House
For Sale
Contact for pricing
830 N Humphreys Avenue, East Los Angeles, CA 90022
One residence is vacant, while the other is occupied by long-term tenants with tenant-paid utilities.
Property Size1,396 SF
Price / SF$465.62
Days on Market164
Property Features for 830 N Humphreys Avenue
General Information
Standard status
Active
Size
1,396 SF
Property subtype
Multifamily
Zoning
Public Rec
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
washer/dryer hookups
mini-split A/C
gate
concrete parking pad
avocado tree
Building Details
Buildings
2
Units
2
Listing Agency:
Norm Haley Real Estate
Listed By:
Alexander Varga · License #CA 1918433
(626) 644-8617
Source:
Crexi
Added: Mar 24
Changed: Sep 2
Last Checked: Sep 3 at 3:23AM
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 Norm Haley Real Estate
Investment Insights
Based on property information with market context.
This duplex consists of two one-bedroom, one-bath houses on a single lot at 830 and 832 N Humphreys Avenue. The 830 residence is vacant and has received new plumbing, a combination bathtub and shower, tile, vanity, flooring, interior paint, and kitchen updates including a countertop, sink, and fixture. It measures 616.26 square feet based on an exterior measurement. The property profile identifies 1,396 square feet in total, with 832 estimated at approximately 742.85 square feet.
Both houses have updated 200-amp electrical service panels, new breakers, and solar-ready infrastructure. Electrical work was permitted, and 830 includes two additional countertop circuits. Each residence has plumbing for a washer and dryer. The 830 house also features a front gate and concrete parking pad, while 832 is equipped with mini-split air conditioning. House 832 has been occupied by long-term tenants since 2010. The property is zoned Public Rec.
Both houses have updated 200-amp electrical service panels, new breakers, and solar-ready infrastructure. Electrical work was permitted, and 830 includes two additional countertop circuits. Each residence has plumbing for a washer and dryer. The 830 house also features a front gate and concrete parking pad, while 832 is equipped with mini-split air conditioning. House 832 has been occupied by long-term tenants since 2010. The property is zoned Public Rec.
Key Highlights
- Two 1 BR/1 BA houses on one lot
- 830 measures 616.26 sq. ft.; property profile shows 1,396 sq. ft. total
- Updated 200‑amp electrical service panels with new breakers; both houses are solar ready
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
$32,013
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
4.93%
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%
$640,260
$640.3K
Cap Rate 7%
$457,329
$457.3K
Cap Rate 9%
$355,700
$355.7K
Market Conditions
NOI Build-Up for 1,396 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
$46.9K $33.60/SF
− Vacancy
−$1.2K −$0.84/SF
EGI
$45.7K $32.76/SF
− OpEx
−$13.7K −$9.83/SF
NOI
$32.0K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$640,260
Cap Rate 7%
$457,329
Cap Rate 9%
$355,700
Alternative Uses
Best Use
Multifamily LT 5
$457.3K
$400.2K – $533.6K
NOI $32,013 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$416.9K
$364.8K – $486.4K
NOI $29,186 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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 - One residence is vacant, while the other is occupied by long-term tenants with tenant-paid utilities.
Where is this duplex located?
The property is located at 830 N Humphreys Avenue East Los Angeles, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two 1 BR/1 BA houses on one lot; 830 measures 616.26 sq. ft.; property profile shows 1,396 sq. ft. total; Updated 200‑amp electrical service panels with new breakers; both houses are solar ready
