Duplex with Two Residences on One
For Sale
$800,000
943 S Ford BLVD, Los Angeles, CA 90022
Duplex offering a front two-bedroom home plus a separate rear one-bedroom residence on one shared lot.
Property Size1,280 SF
Days on Market53
Property Features for 943 S Ford BLVD
General Information
Standard status
Active
Size
1,280 SF
Property subtype
MULTI_FAMILY
Additional Details
Highway Access
Yes
Building Details
Building Size
1,280 SF
Year Built
1935
Buildings
2
Listing Agency:
First Team Real Estate
Listed By:
Jeanet Salazar · License #01473287
(323) 356-3638
Source:
Milsteinestates
Added: Jul 14
Changed: Sep 3
Last Checked: Sep 2 at 12:19AM
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 First Team Real Estate
Investment Insights
Based on property information with market context.
This duplex features two separate residences on one lot, designed to offer flexibility for a range of living arrangements. The front residence includes 2 bedrooms and 1 bathroom, while the rear residence is a separate 1-bedroom, 1-bathroom home. The layout provides privacy between the two residences, making it well-suited for occupants seeking separate space.
Built in 1935, the property includes a spacious lot that allows for outdoor living. It is located in the heart of East Los Angeles, with convenient proximity to schools, parks, shopping centers, restaurants, public transportation, and major freeways.
With two homes on one lot, the property can support owner-occupancy alongside an additional residence, or provide a setup for rental use of one or both homes, depending on your plan.
Built in 1935, the property includes a spacious lot that allows for outdoor living. It is located in the heart of East Los Angeles, with convenient proximity to schools, parks, shopping centers, restaurants, public transportation, and major freeways.
With two homes on one lot, the property can support owner-occupancy alongside an additional residence, or provide a setup for rental use of one or both homes, depending on your plan.
Key Highlights
- Two residences on one lot: front 2 bed 1 bath and rear 1 bed 1 bath
- Privacy between the front and rear residences
- Spacious lot for outdoor living
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
$29,353
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
3.67%
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%
$587,060
$587.1K
Cap Rate 7%
$419,329
$419.3K
Cap Rate 9%
$326,144
$326.1K
Market Conditions
NOI Build-Up for 1,280 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
$43.0K $33.60/SF
− Vacancy
−$1.1K −$0.84/SF
EGI
$41.9K $32.76/SF
− OpEx
−$12.6K −$9.83/SF
NOI
$29.4K $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%
$587,060
Cap Rate 7%
$419,329
Cap Rate 9%
$326,144
Alternative Uses
Best Use
Multifamily LT 5
$419.3K
$366.9K – $489.2K
NOI $29,353 @ 7.0% cap · market cap 3.67%
Second Best
Apartment 5plus
$382.3K
$334.5K – $446.0K
NOI $26,760 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$521.5K
$456.3K – $608.4K
NOI $36,506 @ 7.0% cap · market cap 4.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,362
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 - Duplex offering a front two-bedroom home plus a separate rear one-bedroom residence on one shared lot.
Where is this duplex located?
The property is located at 943 S Ford BLVD Los Angeles, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Two residences on one lot: front 2 bed 1 bath and rear 1 bed 1 bath; Privacy between the front and rear residences; Spacious lot for outdoor living
