Quadplex with Rear
For Sale
$1,150,000
8939 Elizabeth Avenue, South Gate, CA 90280
Four-unit property with a newly built two-bedroom accessory dwelling unit and updated front residences.
Property Size2,829 SF
Days on Market22
Property Features for 8939 Elizabeth Avenue
General Information
Standard status
Active
Size
2,829 SF
Property subtype
Apartment
Additional Details
Public Transit
Yes
Multifamily Units
5
Amenities
stacked laundry closet
split-system heating and cooling
Building Details
Building Size
2,829 SF
Year Built
1928
Listing Agency:
Urban Street Ventures, Inc
Listed By:
Robert Compean · License #01001161
(714) 936-8900
Source:
Archetyperealty
Added: Aug 20
Changed: Sep 10
Last Checked: Sep 10 at 8:00AM
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 Urban Street Ventures, Inc
Investment Insights
Based on property information with market context.
Built in 1928, this four-unit property includes a newly built two-bedroom accessory dwelling unit positioned behind the main building. The ADU features a stacked laundry closet along with split-system heating and cooling. The residences in the front structure have been remodeled previously, providing an established configuration alongside the newer rear addition.
The property is situated near schools, retail shops, and public transportation. Its combination of four primary units, a separate two-bedroom ADU, laundry provision, and modern climate control creates a varied residential income property layout.
The property is situated near schools, retail shops, and public transportation. Its combination of four primary units, a separate two-bedroom ADU, laundry provision, and modern climate control creates a varied residential income property layout.
Key Highlights
- Four‑unit building constructed in 1928
- New two‑bedroom ADU at the rear of the property
- ADU includes a stacked laundry closet
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
$49,405
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
4.30%
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%
$988,100
$988.1K
Cap Rate 7%
$705,786
$705.8K
Cap Rate 9%
$548,944
$548.9K
Market Conditions
NOI Build-Up for 2,829 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
$76.4K $27.00/SF
− Vacancy
−$5.8K −$2.05/SF
EGI
$70.6K $24.95/SF
− OpEx
−$21.2K −$7.48/SF
NOI
$49.4K $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%
$988,100
Cap Rate 7%
$705,786
Cap Rate 9%
$548,944
Alternative Uses
Best Use
Multifamily LT 5
$705.8K
$617.6K – $823.4K
NOI $49,405 @ 7.0% cap · market cap 4.30%
Second Best
Apartment 5plus
$650.3K
$569.0K – $758.7K
NOI $45,521 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$1.51M
$1.33M – $1.77M
NOI $106,024 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,020
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
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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?
Quadplex - Four-unit property with a newly built two-bedroom accessory dwelling unit and updated front residences.
Where is this quadplex located?
The property is located at 8939 Elizabeth Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Four‑unit building constructed in 1928; New two‑bedroom ADU at the rear of the property; ADU includes a stacked laundry closet
