Detached Duplex with Two
New
For Sale
$1,368,000
270 W Bencamp, San Gabriel, CA 91776
MULTI_FAMILY - San Gabriel, CA
Property Size2,229 SF
Lot Size0.20 Acres
Price / SF$613.73
Days on Market3
Property Features for 270 W Bencamp
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 3, Bedroom 4, Laundry Room, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 5, Kitchen, Bathroom 4, Bedroom 3, Bedroom 6
Lot features
2-5 Units/ Acre
View
City
Elementary school district
San Gabriel Unified
Middle school district
San Gabriel Unified
High school district
San Gabriel Unified
Directions
Valley Blvd and Bencamp St
Subdivision
654 - San Gabriel
Standard status
Active
APN
5360022004
Size
2,229 SF
Lot size
0.20 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Electric, Ductless
Water source
Public
Building Details
Year built
1948
Floors in Building
1
Number of units
2
Flooring type
Laminate
Listing Agency:
Pinnacle Real Estate Group
(626) 888-9808
Listed By:
JING FAN · License #02091169
(213) 215-6509
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 14 at 2:06AM
MLS# WS26177041
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,229-square-foot duplex includes two detached residential units on a 0.1978-acre lot. Each unit provides 3 bedrooms and 2 bathrooms, creating a total of 6 bedrooms and 4 bathrooms. Two separate driveways serve the property, while individual electric and gas meters provide distinct utility service. Both units have received fresh interior and exterior paint. The rear residence has new flooring, and the kitchens and bathrooms were remodeled a few years ago. Laminate flooring, electric cooling, ductless cooling, public water, and public sewer are included. Built in 1948, the property is near Quantong Square and within walking distance of Valley Blvd, with public transportation, shopping centers, restaurants, and everyday amenities nearby.
Key Highlights
- Two detached units, each with 3 bedrooms and 2 bathrooms
- 2,229 square feet on a 0.1978‑acre lot
- Two separate driveways serve the property
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
1,265
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 - Separate electric and gas meters serve each unit.
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, each with 3 bedrooms and 2 bathrooms; 2,229 square feet on a 0.1978‑acre lot; Two separate driveways serve the property
