Duplex With Permitted
For Sale
$999,999
10520 California Avenue, South Gate, CA 90280
Separate living spaces include a permitted rear ADU and flexible floor plans.
Property Size3,138 SF
Days on Market9
Property Features for 10520 California Avenue
General Information
Standard status
Active
Size
3,138 SF
Property subtype
Duplex
Building Details
Building Size
3,138 SF
Year Built
1955
Stories
2
Listing Agency:
ShoppingSDHouses
Listed By:
David Olivera · License #02164811
Source:
Truthrealty
Added: Sep 4
Changed: Sep 10
Last Checked: Sep 12 at 7:11AM
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 ShoppingSDHouses
Investment Insights
Based on property information with market context.
This two-story duplex property is arranged with distinct residences on the main and upper levels, plus a permitted accessory dwelling unit at the rear. The main-level residence includes 2 bedrooms, 1 full bathroom, an open kitchen, dining area, and living room. Upstairs, the second residence offers 2 bedrooms, 2 full bathrooms, a living room, kitchen with dining area, bonus room, and walk-in closet. Both upper-level bedrooms have wall-to-wall mirrored closets.
The rear ADU adds 2 bedrooms, 1 full bathroom, a living room, kitchen, dining area, closets, and dedicated laundry. The garage has been converted into additional living space with a kitchen, full bathroom, and large flexible room; this conversion is not permitted. The property was built in 1955. Buyers should independently verify permits, square footage, zoning, and permitted uses with the appropriate governmental agencies.
The rear ADU adds 2 bedrooms, 1 full bathroom, a living room, kitchen, dining area, closets, and dedicated laundry. The garage has been converted into additional living space with a kitchen, full bathroom, and large flexible room; this conversion is not permitted. The property was built in 1955. Buyers should independently verify permits, square footage, zoning, and permitted uses with the appropriate governmental agencies.
Key Highlights
- Three separate living areas, including a permitted rear ADU
- Main‑level residence with 2 bedrooms and 1 full bathroom
- Upper‑level residence includes 2 bedrooms and 2 full bathrooms
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
$54,801
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
5.48%
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%
$1,096,020
$1.1M
Cap Rate 7%
$782,871
$782.9K
Cap Rate 9%
$608,900
$608.9K
Market Conditions
NOI Build-Up for 3,138 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
$84.7K $27.00/SF
− Vacancy
−$6.4K −$2.05/SF
EGI
$78.3K $24.95/SF
− OpEx
−$23.5K −$7.48/SF
NOI
$54.8K $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%
$1,096,020
Cap Rate 7%
$782,871
Cap Rate 9%
$608,900
Alternative Uses
Best Use
Multifamily LT 5
$782.9K
$685.0K – $913.4K
NOI $54,801 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$721.3K
$631.2K – $841.6K
NOI $50,493 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,605 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,041
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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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate living spaces include a permitted rear ADU and flexible floor plans.
Where is this duplex located?
The property is located at 10520 California Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Three separate living areas, including a permitted rear ADU; Main‑level residence with 2 bedrooms and 1 full bathroom; Upper‑level residence includes 2 bedrooms and 2 full bathrooms
