Vacant Two-Home Duplex
New
For Sale
$755,000
8995 Alexander, South Gate, CA 90280
South Gate, CA
Property Size1,310 SF
Lot Size0.12 Acres
Price / SF$576.34
Days on Market2
Property Features for 8995 Alexander
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Laundry Room, Bedroom 2
Parking
6
Parking features
Driveway
Appliances
Range Hood, Gas Range, Dishwasher
Lot features
0-1 Unit/ Acre
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Between Firestone and Southern Just West of the 710 freeway
Subdivision
T2 - Cudahy, SouthGate W of 710, HuntPk S of Flore
Standard status
Active
APN
6216027022
Size
1,310 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
private patios
mini-split systems
solar systems
Building Details
Year built
1941
Floors in Building
1
Number of units
2
Listing Agency:
Century 21 Allstars · Century 21 Real Estate
(562) 863-2121
Listed By:
Jose Leiva · License #01219706
(213) 219-2120
Added: Aug 26
Changed: Aug 27
Last Checked: Aug 27 at 3:06PM
MLS# DW26186890
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 duplex property contains two permitted, vacant residences on a 0.1194-acre lot. The front home offers two bedrooms, while the rear residence provides one bedroom, creating distinct living spaces within the same property. The front residence includes resurfaced original hardwood floors, and both homes feature private patios. Mini-split systems provide heating and air conditioning in each residence, while solar systems include a Tesla installation serving the front home.
The property includes 1,310 square feet, a driveway, public water, and public sewer. Appliances include a gas range, range hood, and dishwasher. Built in 1941, the property is undergoing final upgrades and city permit completion. Additional planning materials, including a professional property survey and exploration of future possibilities, are intended to be included in the sale.
The property includes 1,310 square feet, a driveway, public water, and public sewer. Appliances include a gas range, range hood, and dishwasher. Built in 1941, the property is undergoing final upgrades and city permit completion. Additional planning materials, including a professional property survey and exploration of future possibilities, are intended to be included in the sale.
Key Highlights
- Two permitted residences, both currently vacant
- Front home has 2 bedrooms; rear home has 1 bedroom
- 1,310 square feet on a 0.1194‑acre 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
$22,877
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
3.03%
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%
$457,540
$457.5K
Cap Rate 7%
$326,814
$326.8K
Cap Rate 9%
$254,189
$254.2K
Market Conditions
NOI Build-Up for 1,310 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
$35.4K $27.00/SF
− Vacancy
−$2.7K −$2.05/SF
EGI
$32.7K $24.95/SF
− OpEx
−$9.8K −$7.48/SF
NOI
$22.9K $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%
$457,540
Cap Rate 7%
$326,814
Cap Rate 9%
$254,189
Alternative Uses
Best Use
Multifamily LT 5
$326.8K
$286.0K – $381.3K
NOI $22,877 @ 7.0% cap · market cap 3.03%
Second Best
Apartment 5plus
$301.1K
$263.5K – $351.3K
NOI $21,079 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$701.4K
$613.7K – $818.3K
NOI $49,096 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,276
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 - Separate residences provide flexible occupancy with private patios and individual heating and cooling systems.
Where is this duplex located?
The property is located at 8995 Alexander South Gate, CA.
What is the asking price?
The asking price for this property is $755,000.
What are key features of this property?
This property features: Two permitted residences, both currently vacant; Front home has 2 bedrooms; rear home has 1 bedroom; 1,310 square feet on a 0.1194‑acre lot
