Vacant Duplex with Private
For Sale
Under Contract
$755,000
8995 Alexander, South Gate, CA 90280
South Gate, CA
Property Size1,310 SF
Lot Size0.12 Acres
Price / SF$576.34
Days on Market21
Property Features for 8995 Alexander
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2
Parking
6
Parking features
Driveway
Appliances
Range Hood, Gas Range, Dishwasher
Lot features
0-1 Unit/ Acre
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Between Firestone and Southern Just West of the 710 freeway
Subdivision
T2 - Cudahy, SouthGate W of 710, HuntPk S of Flore
Standard status
Active Under Contract
APN
6216027022
Size
1,310 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
mini-split systems
solar systems
private patios
Building Details
Year built
1941
Floors in Building
1
Number of units
2
Listing Agency:
Century 21 Allstars · Century 21 Real Estate
(562) 863-2121
Listed By:
Jose Leiva · License #01219706
(213) 219-2120
Added: Aug 26
Changed: Sep 15
Last Checked: Sep 15 at 6:06AM
MLS# DW26186890
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 vacant duplex at 8995 Alexander in South Gate contains 1,310 square feet across two separate residences: a two-bedroom front home and a one-bedroom rear home. Each residence has its own patio, while mini-split systems provide heating and air conditioning. The front home retains resurfaced original hardwood floors, and both residences include updated lighting, plumbing fixtures, hardware, a dishwasher, and a refrigerator. Solar installations include a Tesla system serving the front residence.
The 0.1194-acre property was built in 1941 and is served by public water and public sewer. Site features include a driveway, gas range, range hood, and laundry room. Final upgrades and city permits are being completed, and an architect-prepared property survey is included with the sale.
The 0.1194-acre property was built in 1941 and is served by public water and public sewer. Site features include a driveway, gas range, range hood, and laundry room. Final upgrades and city permits are being completed, and an architect-prepared property survey is included with the sale.
Key Highlights
- Two permitted residences: a 2‑bedroom front home and a 1‑bedroom rear home
- 1,310 square feet on a 0.1194‑acre lot
- Both homes are vacant and have separate private patios
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
$22,877
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
3.03%
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%
$457,540
$457.5K
Cap Rate 7%
$326,814
$326.8K
Cap Rate 9%
$254,189
$254.2K
Market Conditions
NOI Build-Up for 1,310 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
$35.4K $27.00/SF
− Vacancy
−$2.7K −$2.05/SF
EGI
$32.7K $24.95/SF
− OpEx
−$9.8K −$7.48/SF
NOI
$22.9K $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%
$457,540
Cap Rate 7%
$326,814
Cap Rate 9%
$254,189
Alternative Uses
Best Use
Multifamily LT 5
$326.8K
$286.0K – $381.3K
NOI $22,877 @ 7.0% cap · market cap 3.03%
Second Best
Apartment 5plus
$301.1K
$263.5K – $351.3K
NOI $21,079 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$701.4K
$613.7K – $818.3K
NOI $49,096 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,276
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct residences offer flexible occupancy, individual outdoor areas, and mini-split heating and air conditioning.
Where is this duplex located?
The property is located at 8995 Alexander South Gate, CA.
What is the asking price?
The asking price for this property is $755,000.
What are key features of this property?
This property features: Two permitted residences: a 2‑bedroom front home and a 1‑bedroom rear home; 1,310 square feet on a 0.1194‑acre lot; Both homes are vacant and have separate private patios
