Two-Unit Property with Oversized
For Sale
$750,000
Pending
3651 E 56th St, Maywood, CA 90270
Duplex with varied unit configurations, gated entry, and a two-story rear residence suited to owner occupancy.
Property Size2,704 SF
Lot Size0.16 Acres
Days on Market143
Property Features for 3651 E 56th St
General Information
Standard status
Pending
Size
2,704 SF
Lot size
0.16 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/2BA, 1 x 4BR/3BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
gated entry
automatic gate opener
Building Details
Year Built
1972
Buildings
1
Listing Agency:
HomeSmart Realty Group
(562) 772-9657
Listed By:
Edmundo Ramirez Jr. · License #01861907
(562) 772-9657
Source:
Exitrealty
Added: Apr 10
Changed: Aug 29
Last Checked: Aug 29 at 4:34PM
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 HomeSmart Realty Group
Investment Insights
Based on property information with market context.
Built in 1972, this duplex provides approximately 2,704 sq ft of living space on a 6,898 sq ft lot. The front residence includes 2 bedrooms and 2 bathrooms, while the rear residence spans two stories with 4 bedrooms and 3 bathrooms. The rear unit also has central A/C and heating plus an attached oversized garage that can accommodate parking or storage.
A gated entry with an automatic gate opener serves the property. The two residences offer separate living arrangements, allowing an owner to occupy one unit while leasing the other. The property is located in Maywood near schools, shopping, dining, and major freeways, with access throughout Los Angeles County.
A gated entry with an automatic gate opener serves the property. The two residences offer separate living arrangements, allowing an owner to occupy one unit while leasing the other. The property is located in Maywood near schools, shopping, dining, and major freeways, with access throughout Los Angeles County.
Key Highlights
- Approximately 2,704 sq ft of living space on a 6,898 sq ft lot
- Front unit includes 2 bedrooms and 2 bathrooms
- Two‑story rear unit offers 4 bedrooms and 3 bathrooms
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
$47,222
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
6.30%
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%
$944,440
$944.4K
Cap Rate 7%
$674,600
$674.6K
Cap Rate 9%
$524,689
$524.7K
Market Conditions
NOI Build-Up for 2,704 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
$73.0K $27.00/SF
− Vacancy
−$5.5K −$2.05/SF
EGI
$67.5K $24.95/SF
− OpEx
−$20.2K −$7.48/SF
NOI
$47.2K $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%
$944,440
Cap Rate 7%
$674,600
Cap Rate 9%
$524,689
Alternative Uses
Best Use
Multifamily LT 5
$674.6K
$590.3K – $787.0K
NOI $47,222 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$621.6K
$543.9K – $725.2K
NOI $43,510 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,340 @ 7.0% cap · market cap 13.51%
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
979
Businesses Nearby
Explore this area
Business Placement
Demographics for 90270, CA
25,113
Population
6,451
Households
3.9
Avg Household Size
33
Median Age
8%
College-Educated
48%
High-School Grad
1.2 sq mi
ZIP Area
20,928
Density / Sq Mi
$61,753
Median Household Income
$30,758
Median Earnings
$1,469
Median Rent
$595,000
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 - Duplex with varied unit configurations, gated entry, and a two-story rear residence suited to owner occupancy.
Where is this duplex located?
The property is located at 3651 E 56th St Maywood, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 2,704 sq ft of living space on a 6,898 sq ft lot; Front unit includes 2 bedrooms and 2 bathrooms; Two‑story rear unit offers 4 bedrooms and 3 bathrooms
