Two-Unit Duplex with Detached
For Sale
$535,000
Pending
6509 Prospect, Bell Gardens, CA 90201
Bell Gardens, CA
Property Size1,656 SF
Lot Size0.13 Acres
Days on Market174
Property Features for 6509 Prospect
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 2
Parking
2
Lot features
0-1 Unit/ Acre
View
City
Elementary school district
Montebello Unified
Middle school district
Montebello Unified
High school district
Montebello Unified
Directions
from the 710 freeway, Exit Gage Ave, head west, turn left on Prospect Ave, and continue to 6509-6511 Prospect Ave.
Subdivision
699 - Not Defined
Standard status
Pending
APN
6326005015
Size
1,656 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
backyard patio area
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Listing Agency:
T.N.G. Real Estate Consultants
(562) 905-6033
Listed By:
Jason Manley · License #01995363
(949) 500-9480
Added: Mar 14
Changed: Sep 2
Last Checked: Sep 3 at 7:06PM
MLS# PW26056087
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 two-unit duplex at 6509 Prospect in Bell Gardens contains two separate residences, each configured with two bedrooms and one bathroom. Combined living space totals 1,656 square feet on a 5,502-square-foot lot. A detached garage and backyard patio area are included, while three gas meters serve the property. Built in 1955, the building requires substantial work and presents a renovation-focused ownership profile.
The property is connected to public water and public sewer. Its layout includes four bedrooms and two bathrooms overall, with the residences addressed as 6509 and 6511 Prospect Ave. The existing improvements provide a defined starting point for a buyer planning extensive repairs and updates.
The property is connected to public water and public sewer. Its layout includes four bedrooms and two bathrooms overall, with the residences addressed as 6509 and 6511 Prospect Ave. The existing improvements provide a defined starting point for a buyer planning extensive repairs and updates.
Key Highlights
- Two separate 2‑bedroom, 1‑bath units
- 1,656 sq ft of combined living area
- 5,502 sq ft lot
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
$28,920
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
5.41%
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%
$578,400
$578.4K
Cap Rate 7%
$413,143
$413.1K
Cap Rate 9%
$321,333
$321.3K
Market Conditions
NOI Build-Up for 1,656 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
$44.7K $27.00/SF
− Vacancy
−$3.4K −$2.05/SF
EGI
$41.3K $24.95/SF
− OpEx
−$12.4K −$7.48/SF
NOI
$28.9K $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%
$578,400
Cap Rate 7%
$413,143
Cap Rate 9%
$321,333
Alternative Uses
Best Use
Multifamily LT 5
$413.1K
$361.5K – $482.0K
NOI $28,920 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$380.7K
$333.1K – $444.1K
NOI $26,646 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$886.6K
$775.8K – $1.03M
NOI $62,063 @ 7.0% cap · market cap 11.60%
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
1,587
Businesses Nearby
Explore this area
Business Placement
Demographics for 90201, CA
95,810
Population
24,989
Households
3.8
Avg Household Size
32
Median Age
7%
College-Educated
55%
High-School Grad
6.0 sq mi
ZIP Area
15,968
Density / Sq Mi
$56,824
Median Household Income
$30,264
Median Earnings
$1,623
Median Rent
$542,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences include a detached garage, backyard patio area, and individual gas metering for the units.
Where is this duplex located?
The property is located at 6509 Prospect Bell Gardens, CA.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Two separate 2‑bedroom, 1‑bath units; 1,656 sq ft of combined living area; 5,502 sq ft lot
