Duplex With Detached
New
For Sale
$1,179,000
9002 Amsdell Ave, Whittier, CA 90605
Separate residences, a private backyard, and dedicated parking create a flexible residential income property.
Property Size2,417 SF
Days on Market2
Property Features for 9002 Amsdell Ave
General Information
Standard status
Active
Size
2,417 SF
Property subtype
Investment
Building Details
Building Size
2,417 SF
Year Built
1953
Stories
1
Units
2
Listing Agency:
Gallant Realty
Listed By:
Wilson Ruiz · License #01113463
(562) 945-6700
Source:
Elliman
Added: Sep 9
Last Checked: Sep 10 at 11:23AM
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 Gallant Realty
Investment Insights
Based on property information with market context.
This duplex property includes a 1,625-square-foot primary residence with three bedrooms and two bathrooms, plus a detached 792-square-foot ADU completed in 2024 with two bedrooms and two bathrooms. The two structures are positioned separately on the parcel, with the main home dating to 1953. Approved plans for an additional junior ADU are also included.
Outdoor and site features include a private backyard, automatic sprinklers with a timer serving both yards, and a built-in barbecue area. A long concrete driveway leads to a detached two-car garage, providing on-site parking and storage. The property is located at 9002 Amsdell Ave in Whittier, on a cul-de-sac near major transportation, schools, colleges, shopping, and everyday amenities.
Outdoor and site features include a private backyard, automatic sprinklers with a timer serving both yards, and a built-in barbecue area. A long concrete driveway leads to a detached two-car garage, providing on-site parking and storage. The property is located at 9002 Amsdell Ave in Whittier, on a cul-de-sac near major transportation, schools, colleges, shopping, and everyday amenities.
Key Highlights
- 1,625‑square‑foot main residence with 3 bedrooms and 2 bathrooms
- Detached 792‑square‑foot ADU built in 2024 with 2 bedrooms and 2 bathrooms
- Approved plans for an additional junior ADU
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
$42,210
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
3.58%
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%
$844,200
$844.2K
Cap Rate 7%
$603,000
$603.0K
Cap Rate 9%
$469,000
$469.0K
Market Conditions
NOI Build-Up for 2,417 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
$65.3K $27.00/SF
− Vacancy
−$5.0K −$2.05/SF
EGI
$60.3K $24.95/SF
− OpEx
−$18.1K −$7.48/SF
NOI
$42.2K $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%
$844,200
Cap Rate 7%
$603,000
Cap Rate 9%
$469,000
Alternative Uses
Best Use
Multifamily LT 5
$603.0K
$527.6K – $703.5K
NOI $42,210 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$555.6K
$486.1K – $648.2K
NOI $38,891 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,584 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
893
Businesses Nearby
Explore this area
Business Placement
Demographics for 90605, CA
40,189
Population
11,377
Households
3.5
Avg Household Size
37
Median Age
23%
College-Educated
83%
High-School Grad
6.4 sq mi
ZIP Area
6,280
Density / Sq Mi
$100,825
Median Household Income
$46,502
Median Earnings
$1,861
Median Rent
$662,000
Median Home Value
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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 - Separate residences, a private backyard, and dedicated parking create a flexible residential income property.
Where is this duplex located?
The property is located at 9002 Amsdell Ave Whittier, CA.
What is the asking price?
The asking price for this property is $1,179,000.
What are key features of this property?
This property features: 1,625‑square‑foot main residence with 3 bedrooms and 2 bathrooms; Detached 792‑square‑foot ADU built in 2024 with 2 bedrooms and 2 bathrooms; Approved plans for an additional junior ADU
