Duplex with ADU Income
For Sale
$750,000
6121 Miles AVE Unit 2, Huntington Park, CA 90255
Front duplex with two 2/1 units plus a newer permitted studio ADU, each with separate gas and electrical meters.
Property Size1,960 SF
Days on Market131
Property Features for 6121 Miles AVE Unit 2
General Information
Standard status
Active
Size
1,960 SF
Property subtype
MULTI_FAMILY
Additional Details
Multifamily Units
3
Building Details
Building Size
1,960 SF
Year Built
1923
Listing Agency:
T.N.G.Real Estate Consultants
Listed By:
Rosie Garcia · License #01142854
Source:
Milsteinestates
Added: May 13
Changed: Sep 17
Last Checked: Sep 19 at 12:52PM
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 T.N.G.Real Estate Consultants
Investment Insights
Based on property information with market context.
This property consists of a front duplex and a studio ADU in the back. Each duplex unit is configured as 2 bedrooms and 1 bathroom. The studio ADU was newly built and completed about two years ago, with work completed under permits. A long driveway provides parking in the rear.
Utility metering is separated for all three units, with separate gas and electrical meters. Washer and dryer hook-ups are located outside each unit.
Recent improvements include electrical repairs completed on the front units. Unit #2 also has newer interior paint, recessed lighting, and a new toilet. The property is described as being in Huntington Park and is positioned close to shopping, schools, and transportation.
Utility metering is separated for all three units, with separate gas and electrical meters. Washer and dryer hook-ups are located outside each unit.
Recent improvements include electrical repairs completed on the front units. Unit #2 also has newer interior paint, recessed lighting, and a new toilet. The property is described as being in Huntington Park and is positioned close to shopping, schools, and transportation.
Key Highlights
- Front duplex built in 1923 with two 2 bed/1 bath units
- Newer studio ADU in the back completed about 2 years ago (work completed with permits)
- Separate gas and electrical meters for all 3 units
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
$34,229
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
4.56%
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%
$684,580
$684.6K
Cap Rate 7%
$488,986
$489.0K
Cap Rate 9%
$380,322
$380.3K
Market Conditions
NOI Build-Up for 1,960 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
$52.9K $27.00/SF
− Vacancy
−$4.0K −$2.05/SF
EGI
$48.9K $24.95/SF
− OpEx
−$14.7K −$7.48/SF
NOI
$34.2K $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%
$684,580
Cap Rate 7%
$488,986
Cap Rate 9%
$380,322
Alternative Uses
Best Use
Multifamily LT 5
$489.0K
$427.9K – $570.5K
NOI $34,229 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$450.5K
$394.2K – $525.6K
NOI $31,538 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$1.05M
$918.2K – $1.22M
NOI $73,456 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,838
Businesses Nearby
Explore this area
Business Placement
Demographics for 90255, CA
71,157
Population
19,265
Households
3.7
Avg Household Size
34
Median Age
9%
College-Educated
53%
High-School Grad
3.7 sq mi
ZIP Area
19,232
Density / Sq Mi
$61,376
Median Household Income
$31,695
Median Earnings
$1,443
Median Rent
$562,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Front duplex with two 2/1 units plus a newer permitted studio ADU, each with separate gas and electrical meters.
Where is this duplex located?
The property is located at 6121 Miles AVE Unit 2 Huntington Park, 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: Front duplex built in 1923 with two 2 bed/1 bath units; Newer studio ADU in the back completed about 2 years ago (work completed with permits); Separate gas and electrical meters for all 3 units
