Duplex with Gated 3-Car
For Sale
$1,100,000
291 Simmons Ave, Montebello, CA 90640
MULTI_FAMILY - Montebello, CA
Property Size2,835 SF
Lot Size0.13 Acres
Price / SF$388.01
Days on Market64
Property Features for 291 Simmons Ave
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
LCR3YY
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 3, Bedroom 5, Laundry Room, Bathroom 4, Bedroom 1, Bathroom 2, Bedroom 2, Family Room
Parking
5
Parking features
Carport, Covered
Fireplace
1
Appliances
Cooktop - Gas, Microwave
Lot features
Curbs, Sidewalks, Fenced, Gutters
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Crossroads are: Dewar Ave and S Gerhart Ave
Subdivision
East LA
Standard status
Active
APN
5249-008-009
Size
2,835 SF
Lot size
0.13 Acres
Utilities
Heating system
Central
Cooling system
Central Air, Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1949
Floors in Building
2
Number of units
2
Flooring type
Wood, Vinyl, Tile
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Redfin
(877) 973-3346
Listed By:
Michael Berlin · License #01299221
(310) 486-2613
Added: Jul 6
Changed: Aug 2
Last Checked: Sep 7 at 1:06AM
MLS# 26863623
Copyright © 2026 The MLS/CLAW. 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 well-maintained duplex features two separate homes on one lot, designed for independent living. The front residence offers 3 bedrooms and 2 bathrooms with living, dining, and family rooms. The rear two-story home offers 2 bedrooms and 1.5 bathrooms. A shared courtyard connects the properties, and the home includes central heating, central air plus wall/window units, and a shingle roof. Interior finishes include wood, vinyl, and tile, with a gas cooktop and microwave. A fireplace is also present.
Outside, the property provides a gated 3-car carport and a detached 2-car garage. The garage is noted as having ADU potential, with the buyer to verify. Tenants pay all utilities, and the property is delivered with long-term tenants. The original house was built in 1949, and the rear unit is described as built in 1984; the rear unit is described as having a separate address (293 Simmons) with permits.
Set on a 0.1348-acre lot totaling 2,835 SF, the property is located at 291 Simmons Ave in Montebello, CA, near the 60 Freeway, Beverly Blvd, and Monterey Park & East LA College. Zoning is LCR3YY.
Outside, the property provides a gated 3-car carport and a detached 2-car garage. The garage is noted as having ADU potential, with the buyer to verify. Tenants pay all utilities, and the property is delivered with long-term tenants. The original house was built in 1949, and the rear unit is described as built in 1984; the rear unit is described as having a separate address (293 Simmons) with permits.
Set on a 0.1348-acre lot totaling 2,835 SF, the property is located at 291 Simmons Ave in Montebello, CA, near the 60 Freeway, Beverly Blvd, and Monterey Park & East LA College. Zoning is LCR3YY.
Key Highlights
- 0.1348‑acre lot totaling 2,835 SF
- Front unit: 3BD/2BA with living, dining, and family rooms
- Rear unit: 2BD/1.5BA two‑story home
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
$49,509
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
4.50%
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%
$990,180
$990.2K
Cap Rate 7%
$707,271
$707.3K
Cap Rate 9%
$550,100
$550.1K
Market Conditions
NOI Build-Up for 2,835 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
$76.5K $27.00/SF
− Vacancy
−$5.8K −$2.05/SF
EGI
$70.7K $24.95/SF
− OpEx
−$21.2K −$7.48/SF
NOI
$49.5K $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%
$990,180
Cap Rate 7%
$707,271
Cap Rate 9%
$550,100
Alternative Uses
Best Use
Multifamily LT 5
$707.3K
$618.9K – $825.2K
NOI $49,509 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$651.7K
$570.2K – $760.3K
NOI $45,617 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,249 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,408
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
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 - Well-maintained duplex on a shared lot with a gated 3-car carport and courtyard; tenants pay all utilities, zoned LCR3YY.
Where is this duplex located?
The property is located at 291 Simmons Ave Montebello, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 0.1348‑acre lot totaling 2,835 SF; Front unit: 3BD/2BA with living, dining, and family rooms; Rear unit: 2BD/1.5BA two‑story home
