Remodeled Duplex with Second-Floor
For Sale
$1,249,000
2645 W Via Corona, Montebello, CA 90640
Remodeled two-residence property with private-entry suites and a dedicated laundry room.
Property Size2,900 SF
Days on Market145
Property Features for 2645 W Via Corona
General Information
Standard status
Active
Size
2,900 SF
Property subtype
Duplex
Amenities
Security System
Central
Central Air
Building Details
Building Size
2,900 SF
Year Built
1956
Stories
2
Listing Agency:
Pacific One Real Estate
(562) 981-4494
Listed By:
Tam Tran · License #02038544
(562) 981-4494
Source:
Kw
Added: Apr 10
Changed: Aug 31
Last Checked: Aug 31 at 1:30AM
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 Pacific One Real Estate
Investment Insights
Based on property information with market context.
This remodeled duplex includes a 5-bedroom, 4-bath main house and a second-floor ADU with 3 bedrooms and 2 baths. Three main-house bedrooms are master suites, including one with a private entrance, while the ADU has its own separate entry. A dedicated laundry room serves the property, and central heating and air conditioning are included. The property was originally built in 1956.
Located in Montebello, the residence is near Citadel Outlets, The Commerce Casino & Hotel, schools, and parks. Access to I-5, I-710, and I-60 provides connections throughout the surrounding area. A security system is also present.
Located in Montebello, the residence is near Citadel Outlets, The Commerce Casino & Hotel, schools, and parks. Access to I-5, I-710, and I-60 provides connections throughout the surrounding area. A security system is also present.
Key Highlights
- 5‑bedroom, 4‑bath main house
- Three master suites in the main house
- Second‑floor ADU with 3 bedrooms and 2 baths
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
$50,644
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
4.05%
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%
$1,012,880
$1.0M
Cap Rate 7%
$723,486
$723.5K
Cap Rate 9%
$562,711
$562.7K
Market Conditions
NOI Build-Up for 2,900 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
$78.3K $27.00/SF
− Vacancy
−$6.0K −$2.05/SF
EGI
$72.3K $24.95/SF
− OpEx
−$21.7K −$7.48/SF
NOI
$50.6K $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%
$1,012,880
Cap Rate 7%
$723,486
Cap Rate 9%
$562,711
Alternative Uses
Best Use
Multifamily LT 5
$723.5K
$633.1K – $844.1K
NOI $50,644 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$666.6K
$583.3K – $777.7K
NOI $46,663 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,685 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,534
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 - Remodeled two-residence property with private-entry suites and a dedicated laundry room.
Where is this duplex located?
The property is located at 2645 W Via Corona Montebello, CA.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: 5‑bedroom, 4‑bath main house; Three master suites in the main house; Second‑floor ADU with 3 bedrooms and 2 baths
