Updated Duplex with Private
New
For Sale
$785,000
8443 San Miguel Ave, South Gate, CA 90280
Two remodeled units offer separate access and contemporary kitchen and bathroom finishes.
Property Size1,614 SF
Days on Market4
Property Features for 8443 San Miguel Ave
General Information
Standard status
Active
Size
1,614 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Building Size
1,614 SF
Year Built
1936
Buildings
1
Stories
1
Units
2
Listing Agency:
(909) 801-4483
Listed By:
Jennifer Wilson · License #128860
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 8:19AM
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 Jennifer Wilson
Investment Insights
Based on property information with market context.
Built in 1936, this duplex contains two 2-bedroom, 1-bathroom units, each with its own private entrance. Recent improvements include fresh interior and exterior paint, new flooring throughout, and updated kitchens and bathrooms with modern finishes. The configuration supports separate occupancy while retaining the flexibility of a two-unit residential property.
The property is located near shopping, dining, schools, and major freeways. Walk Score is 77, indicating a Very Walkable setting, while Bike Score is 58 and Transit Score is 46. The address is 8443 San Miguel Ave, South Gate, CA 90280.
The property is located near shopping, dining, schools, and major freeways. Walk Score is 77, indicating a Very Walkable setting, while Bike Score is 58 and Transit Score is 46. The address is 8443 San Miguel Ave, South Gate, CA 90280.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- Private entrance for each unit
- Recent interior and exterior paint
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
$28,186
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
3.59%
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%
$563,720
$563.7K
Cap Rate 7%
$402,657
$402.7K
Cap Rate 9%
$313,178
$313.2K
Market Conditions
NOI Build-Up for 1,614 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
$43.6K $27.00/SF
− Vacancy
−$3.3K −$2.05/SF
EGI
$40.3K $24.95/SF
− OpEx
−$12.1K −$7.48/SF
NOI
$28.2K $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%
$563,720
Cap Rate 7%
$402,657
Cap Rate 9%
$313,178
Alternative Uses
Best Use
Multifamily LT 5
$402.7K
$352.3K – $469.8K
NOI $28,186 @ 7.0% cap · market cap 3.59%
Second Best
Apartment 5plus
$371.0K
$324.6K – $432.9K
NOI $25,971 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$864.1K
$756.1K – $1.01M
NOI $60,489 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
745
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
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 remodeled units offer separate access and contemporary kitchen and bathroom finishes.
Where is this duplex located?
The property is located at 8443 San Miguel Ave South Gate, CA.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; Private entrance for each unit; Recent interior and exterior paint
