Two-Home Duplex on One
For Sale
Under Contract
$650,000
974 Edgar, Beaumont, CA 92223
MULTI_FAMILY - Contemporary - Beaumont, CA
Property Size1,781 SF
Lot Size0.22 Acres
Price / SF$364.96
Days on Market49
Property Features for 974 Edgar
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2, Bathroom 3, Kitchen, Laundry Room, Bedroom 2, Bedroom 3
Parking
9
Parking features
Boat, Driveway, Garage
Window features
Screens, Blinds
Patio and Porch features
Patio, Porch
Interior features
Laminate Counters, Ceiling Fan(s), Granite Counters
Exterior features
Rain Gutters
Fireplace
1
Appliances
Water Heater, Disposal, Refrigerator, Gas Water Heater, Free-Standing Range, Gas Range, Gas Oven
Subdivision
Other (OTHR)
Lot features
0-1 Unit/ Acre
Elementary school district
Beaumont
Middle school district
Beaumont
High school district
Beaumont
Directions
On Edgar, south of 10th and between N. California and Euclid Avenue
Standard status
Active Under Contract
APN
415262003
Size
1,781 SF
Lot size
0.22 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Fireplace(s), Central, Forced Air, Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s), Gas (Cooling), Central Air
Water source
Public
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Flooring type
Carpet, Laminate, Tile
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
KELLER WILLIAMS BIG BEAR · Keller Williams Realty
(909) 866-4949
Listed By:
Will Rahill · License #01705202
(909) 547-4402
Added: Jun 30
Changed: Aug 11
Last Checked: Aug 17 at 12:06AM
MLS# IG26142076
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 duplex offers two homes on one lot, each with separate living space and its own utility metering for electric and gas. The front home is a 2-bedroom, 1-bath plan built in 1947 with 890 sq.ft, featuring granite counters and an interior wood-burning fireplace, with laundry and extra storage located in the detached garage. The back home is a 2-bedroom, 1.5-bath plan built in 2007 with 891 sq.ft, with granite countertops and laundry in the attached large 2-car garage. Both homes include parking space for vehicles, with a porch or patio and rain gutters.
Current tenanting includes a one-year lease on the front home that started June 1st, 2026, and the back home has a long-term tenant scheduled to move out in February 2027, with the possibility of earlier move-out if the buyer is interested. Access to the property is through the alley, and the homes share a water meter while the landlord pays for water and trash.
The overall setup supports multiple ownership and occupancy options, including living in one home and renting the other, or renting both units.
Current tenanting includes a one-year lease on the front home that started June 1st, 2026, and the back home has a long-term tenant scheduled to move out in February 2027, with the possibility of earlier move-out if the buyer is interested. Access to the property is through the alley, and the homes share a water meter while the landlord pays for water and trash.
The overall setup supports multiple ownership and occupancy options, including living in one home and renting the other, or renting both units.
Key Highlights
- Two homes on one lot: front 2 bed/1 bath (890 sq.ft, built 1947) and back 2 bed/1.5 bath (891 sq.ft, built 2007)
- Front home one‑year lease started June 1st, 2026; back home tenant scheduled to move out in February 2027
- Separate electric and gas meters with shared water meter; landlord pays water and trash
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
$31,292
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
4.81%
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%
$625,840
$625.8K
Cap Rate 7%
$447,029
$447.0K
Cap Rate 9%
$347,689
$347.7K
Market Conditions
NOI Build-Up for 1,781 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
$45.5K $25.56/SF
− Vacancy
−$819 −$0.46/SF
EGI
$44.7K $25.10/SF
− OpEx
−$13.4K −$7.53/SF
NOI
$31.3K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$625,840
Cap Rate 7%
$447,029
Cap Rate 9%
$347,689
Alternative Uses
Best Use
Multifamily LT 5
$447.0K
$391.2K – $521.5K
NOI $31,292 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$411.8K
$360.4K – $480.5K
NOI $28,828 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$533.6K
$466.9K – $622.5K
NOI $37,349 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
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 - Two residential units on one lot with separate electric and gas meters and a shared water meter.
Where is this duplex located?
The property is located at 974 Edgar Beaumont, 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 homes on one lot: front 2 bed/1 bath (890 sq.ft, built 1947) and back 2 bed/1.5 bath (891 sq.ft, built 2007); Front home one‑year lease started June 1st, 2026; back home tenant scheduled to move out in February 2027; Separate electric and gas meters with shared water meter; landlord pays water and trash
