Duplex With Two Detached
For Sale
$1,368,000
Pending
270 W Bencamp, San Gabriel, CA 91776
Two separately metered residences offer flexible occupancy arrangements on a large, flat lot near shopping and transit.
Property Size2,229 SF
Days on Market11
Property Features for 270 W Bencamp
General Information
Standard status
Pending
Size
2,229 SF
Property subtype
Duplex
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Building Size
2,229 SF
Year Built
1948
Listing Agency:
Pinnacle Real Estate Group
Listed By:
JING FAN · License #02091169
Source:
Archetyperealty
Added: Aug 12
Changed: Aug 21
Last Checked: Aug 22 at 10:51AM
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 Pinnacle Real Estate Group
Investment Insights
Based on property information with market context.
Built in 1948, this duplex consists of two detached residences on a large, flat lot with separate driveways. Each unit includes 3 bedrooms and 2 bathrooms, creating a combined layout of 6 bedrooms and 4 bathrooms. Separate electric and gas meters serve the units individually. Both residences have freshly painted interiors and exteriors, while the rear unit also has new flooring. The kitchens and bathrooms were remodeled a few years ago and remain in good condition.
The property is located at 270 W Bencamp in San Gabriel, within walking distance of Valley Blvd and just steps from Quantong Square. The surrounding area includes public transportation, shopping centers, restaurants, and everyday amenities. The configuration accommodates an owner-occupant living in one unit while generating rental income from the other, or separate use of both residences as an investment property.
The property is located at 270 W Bencamp in San Gabriel, within walking distance of Valley Blvd and just steps from Quantong Square. The surrounding area includes public transportation, shopping centers, restaurants, and everyday amenities. The configuration accommodates an owner-occupant living in one unit while generating rental income from the other, or separate use of both residences as an investment property.
Key Highlights
- Two detached units on a large, flat lot
- Each unit offers 3 bedrooms and 2 bathrooms; 6 bedrooms and 4 bathrooms total
- Separate electric and gas meters for each residence
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
$38,926
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
2.85%
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%
$778,520
$778.5K
Cap Rate 7%
$556,086
$556.1K
Cap Rate 9%
$432,511
$432.5K
Market Conditions
NOI Build-Up for 2,229 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
$60.2K $27.00/SF
− Vacancy
−$4.6K −$2.05/SF
EGI
$55.6K $24.95/SF
− OpEx
−$16.7K −$7.48/SF
NOI
$38.9K $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%
$778,520
Cap Rate 7%
$556,086
Cap Rate 9%
$432,511
Alternative Uses
Best Use
Multifamily LT 5
$556.1K
$486.6K – $648.8K
NOI $38,926 @ 7.0% cap · market cap 2.85%
Second Best
Apartment 5plus
$512.4K
$448.3K – $597.8K
NOI $35,866 @ 7.0% cap · market cap 2.62%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,538 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,551
Businesses Nearby
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
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 separately metered residences offer flexible occupancy arrangements on a large, flat lot near shopping and transit.
Where is this duplex located?
The property is located at 270 W Bencamp San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,368,000.
What are key features of this property?
This property features: Two detached units on a large, flat lot; Each unit offers 3 bedrooms and 2 bathrooms; 6 bedrooms and 4 bathrooms total; Separate electric and gas meters for each residence
