Duplex in Distressed
For Sale
$849,000
Pending
7052 Bright Ave, Whittier, CA 90602
Duplex with two separate buildings in very bad condition.
Property Size2,212 SF
Lot Size0.15 Acres
Days on Market273
Property Features for 7052 Bright Ave
General Information
Standard status
Pending
Size
2,212 SF
Lot size
0.15 Acres
Property subtype
Other
Building Details
Building Size
2,212 SF
Year Built
1903
Units
2
Listing Agency:
(626) 246-0040
Listed By:
Nicholas Schwartz · License #01814783
(626) 246-0040
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 9:06AM
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 Nicholas Schwartz
Investment Insights
Based on property information with market context.
This duplex property consists of two separate buildings. The front unit, located at 7052, features 4 bedrooms and 2 bathrooms. The back unit, located at 7054, includes 1 bedroom and 1 bathroom. The property is in very bad condition and may not qualify for financing. A Notice of Violation has been served to occupants from the Whittier Police Department.
Key Highlights
- Duplex with two separate buildings
- Front unit (7052) featuring 4 bedrooms and 2 bathrooms
- Back unit (7054) with 1 bedroom and 1 bathroom
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
$38,629
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
4.55%
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%
$772,580
$772.6K
Cap Rate 7%
$551,843
$551.8K
Cap Rate 9%
$429,211
$429.2K
Market Conditions
NOI Build-Up for 2,212 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
$59.7K $27.00/SF
− Vacancy
−$4.5K −$2.05/SF
EGI
$55.2K $24.95/SF
− OpEx
−$16.6K −$7.48/SF
NOI
$38.6K $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%
$772,580
Cap Rate 7%
$551,843
Cap Rate 9%
$429,211
Alternative Uses
Best Use
Multifamily LT 5
$551.8K
$482.9K – $643.8K
NOI $38,629 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$508.5K
$444.9K – $593.2K
NOI $35,593 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,901 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,622
Businesses Nearby
Explore this area
Business Placement
Demographics for 90602, CA
25,521
Population
8,514
Households
3
Avg Household Size
36
Median Age
22%
College-Educated
85%
High-School Grad
3.8 sq mi
ZIP Area
6,716
Density / Sq Mi
$67,259
Median Household Income
$37,237
Median Earnings
$1,719
Median Rent
$729,300
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 - Duplex with two separate buildings in very bad condition.
Where is this duplex located?
The property is located at 7052 Bright Ave Whittier, CA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Duplex with two separate buildings; Front unit (7052) featuring 4 bedrooms and 2 bathrooms; Back unit (7054) with 1 bedroom and 1 bathroom
