Duplex with Studio
New
For Sale
$650,000
920 S Briargate Lane, Glendora, CA 91740
Glendora, CA
Property Size1,948 SF
Lot Size0.14 Acres
Price / SF$333.68
Days on Market5
Property Features for 920 S Briargate Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Laundry Room, Bedroom 1, Bedroom 2, Kitchen, Bathroom 2, Bedroom 3
Parking
6
Parking features
Driveway, RV, Gated
Window features
Double Pane Windows, Plantation Shutters
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Recessed Lighting, Tile Counters
Fireplace
1
Appliances
Water Heater, Water Heater Central, Gas Water Heater
Lot features
Rectangular Lot, Near Public Transit, Front Yard, Back Yard, Lawn, Yard
Elementary school district
Glendora Unified
Middle school district
Glendora Unified
High school district
Glendora Unified
Directions
From I-210, exit Grand Ave going north. Left on Mauna Loa. Left on La Serena. Right on Linfield. Left on Briargate. Property is on the left.
Subdivision
629 - Glendora
Standard status
Active
APN
8633014003
Size
1,948 SF
Lot size
0.14 Acres
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fireplace
dual-paned windows
plantation shutters
gated driveway
solar-powered motorized gate
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Flooring type
Wood, Tile
Building materials
Stucco
Roof type
Shingle, Composition
Architectural style
Ranch
Listing Agency:
KELLER WILLIAMS REALTY COLLEGE PARK
(909) 625-8400
Listed By:
Caleb Hanson · License #01773995
(626) 328-4199
Added: Sep 26
Changed: Sep 30
Last Checked: Sep 30 at 6:06PM
MLS# CV26212247
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,948-square-foot property includes a 1,080-square-foot original house, a 468-square-foot enclosed patio area, and a 400-square-foot studio ADU converted from the garage. A condensate-line leak led to removal of ceiling, drywall, and flooring in portions of the living room, dining room, kitchen, and hallway. Original oak flooring remains in the bedrooms and part of the hallway. Other features include a bonus room with a brick fireplace, dual-pane windows, plantation shutters, central heating and air conditioning, and a gated driveway with a solar-powered motorized gate.
The 0.1403-acre parcel is in Glendora, about one-third of a mile from Stanton Elementary School and roughly one mile from dining, shopping, a gym, and a movie theater. Grand Avenue provides access to the 210 freeway. The property was built in 1954. The ADU conversion and enclosed patio are identified as permitted, though square footage, permits, and permitted uses should be independently verified.
The 0.1403-acre parcel is in Glendora, about one-third of a mile from Stanton Elementary School and roughly one mile from dining, shopping, a gym, and a movie theater. Grand Avenue provides access to the 210 freeway. The property was built in 1954. The ADU conversion and enclosed patio are identified as permitted, though square footage, permits, and permitted uses should be independently verified.
Key Highlights
- 400‑SF studio ADU converted from the garage
- 1,948 SF total: 1,080 SF original house, 468 SF enclosed patio area, and 400 SF ADU
- 0.1403‑acre parcel with gated driveway and solar‑powered motorized gate
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
$34,019
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
5.23%
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%
$680,380
$680.4K
Cap Rate 7%
$485,986
$486.0K
Cap Rate 9%
$377,989
$378.0K
Market Conditions
NOI Build-Up for 1,948 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
$52.6K $27.00/SF
− Vacancy
−$4.0K −$2.05/SF
EGI
$48.6K $24.95/SF
− OpEx
−$14.6K −$7.48/SF
NOI
$34.0K $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%
$680,380
Cap Rate 7%
$485,986
Cap Rate 9%
$377,989
Alternative Uses
Best Use
Multifamily LT 5
$486.0K
$425.2K – $567.0K
NOI $34,019 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$447.8K
$391.8K – $522.4K
NOI $31,345 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$1.04M
$912.6K – $1.22M
NOI $73,007 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,102
Businesses Nearby
Explore this area
Business Placement
Demographics for 91740, CA
26,644
Population
8,314
Households
3.2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
5.0 sq mi
ZIP Area
5,329
Density / Sq Mi
$98,819
Median Household Income
$49,202
Median Earnings
$2,226
Median Rent
$702,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - A separate studio and gated driveway complement a home with interior areas requiring reconstruction after water damage.
Where is this duplex located?
The property is located at 920 S Briargate Lane Glendora, 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: 400‑SF studio ADU converted from the garage; 1,948 SF total: 1,080 SF original house, 468 SF enclosed patio area, and 400 SF ADU; 0.1403‑acre parcel with gated driveway and solar‑powered motorized gate
