South Gate Duplex
For Sale
$825,000
Pending
8469 Cypress Avenue, South Gate, CA 90280
Duplex in South Gate, delivered vacant, great for investors.
Property Size1,807 SF
Days on Market171
Property Features for 8469 Cypress Avenue
General Information
Standard status
Pending
Size
1,807 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
Assessor
Net Operating Income
$38,220
Building Details
Year Built
1940
Buildings
2
Units
2
Listing Agency:
Amethyst Real Estate Group
(323) 523-3553
Listed By:
Bertha Cabrera · License #01427908
(323) 523-3553
Source:
Compass
Added: Mar 12
Changed: Aug 23
Last Checked: Aug 28 at 6:57PM
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 Amethyst Real Estate Group
Investment Insights
Based on property information with market context.
This duplex property is located in South Gate, California. The property features two units: one with two bedrooms and one bathroom, and another with one bedroom and one bathroom. The property will be delivered vacant.
Key Highlights
- Desirable South Gate location
- Delivered vacant, ready for immediate occupancy or rental
- Duplex property: Two units (2 bed/1 bath & 1 bed/1 bath)
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
$31,557
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
3.83%
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%
$631,140
$631.1K
Cap Rate 7%
$450,814
$450.8K
Cap Rate 9%
$350,633
$350.6K
Market Conditions
NOI Build-Up for 1,807 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
$48.8K $27.00/SF
− Vacancy
−$3.7K −$2.05/SF
EGI
$45.1K $24.95/SF
− OpEx
−$13.5K −$7.48/SF
NOI
$31.6K $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%
$631,140
Cap Rate 7%
$450,814
Cap Rate 9%
$350,633
Alternative Uses
Best Use
Multifamily LT 5
$450.8K
$394.5K – $526.0K
NOI $31,557 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$415.4K
$363.5K – $484.6K
NOI $29,076 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$967.5K
$846.5K – $1.13M
NOI $67,722 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,448
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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 in South Gate, delivered vacant, great for investors.
Where is this duplex located?
The property is located at 8469 Cypress Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Desirable South Gate location; Delivered vacant, ready for immediate occupancy or rental; Duplex property: **Two units (2 bed/1 bath & 1 bed/1 bath)**
