Duplex With Detached
For Sale
$1,100,000
291 Simmons Ave, Montebello, CA 90640
Two separate residences share a courtyard, while tenants pay all utilities.
Property Size2,835 SF
Price / SF$388.01
Days on Market20
Property Features for 291 Simmons Ave
General Information
Standard status
Active
Size
2,835 SF
Total Parking Spaces
5
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
shared courtyard
Building Details
Buildings
2
Listing Agency:
Redfin
(310) 486-2613
Listed By:
Michael Berlin · License #01299221
(310) 486-2613
Source:
Exprealty
Added: Jul 23
Changed: Aug 11
Last Checked: Aug 11 at 4:32AM
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 Redfin
Investment Insights
Based on property information with market context.
This duplex presents two separate homes on one lot and has been maintained by the same ownership for more than 50 years. The front residence includes three bedrooms, two bathrooms, living and dining areas, plus a family room. The rear two-story home offers two bedrooms and one-and-a-half bathrooms. A gated carport accommodates three vehicles, and a detached two-car garage adds storage with potential for an ADU, subject to buyer verification. The property includes a shared courtyard and is delivered with long-term tenants who pay all utilities.
The Montebello property is near the 60 Freeway and Beverly Boulevard, with proximity to Monterey Park and East Los Angeles College. The front house dates to 1949, while the rear unit was built in 1984. The rear residence has a separate address, 293 Simmons, per the Seller with permits.
The Montebello property is near the 60 Freeway and Beverly Boulevard, with proximity to Monterey Park and East Los Angeles College. The front house dates to 1949, while the rear unit was built in 1984. The rear residence has a separate address, 293 Simmons, per the Seller with permits.
Key Highlights
- Two separate homes occupy one lot
- Front home includes 3BD/2BA plus living, dining, and family rooms
- Rear two‑story residence offers 2BD/1.5BA
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
$49,509
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
4.50%
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%
$990,180
$990.2K
Cap Rate 7%
$707,271
$707.3K
Cap Rate 9%
$550,100
$550.1K
Market Conditions
NOI Build-Up for 2,835 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
$76.5K $27.00/SF
− Vacancy
−$5.8K −$2.05/SF
EGI
$70.7K $24.95/SF
− OpEx
−$21.2K −$7.48/SF
NOI
$49.5K $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%
$990,180
Cap Rate 7%
$707,271
Cap Rate 9%
$550,100
Alternative Uses
Best Use
Multifamily LT 5
$707.3K
$618.9K – $825.2K
NOI $49,509 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$651.7K
$570.2K – $760.3K
NOI $45,617 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,249 @ 7.0% cap · market cap 9.66%
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
1,408
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 - Two separate residences share a courtyard, while tenants pay all utilities.
Where is this duplex located?
The property is located at 291 Simmons Ave Montebello, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two separate homes occupy one lot; Front home includes 3BD/2BA plus living, dining, and family rooms; Rear two‑story residence offers 2BD/1.5BA
