Two-Unit Duplex with
For Sale
$799,000
9234 Elizabeth Avenue, South Gate, CA 90280
South Gate, CA
Property Size1,608 SF
Lot Size0.10 Acres
Price / SF$496.89
Days on Market79
Property Features for 9234 Elizabeth Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 4
Parking
2
Lot features
Back Yard
Directions
California and Southern
Subdivision
T4 - South Gate E of 710
Standard status
Active
APN
6209013037
Lot size
0.10 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Listing Agency:
Synergy Real Estate · Realty ONE Group
(562) 696-6515
Listed By:
Donna Landaverde · License #02014631
(626) 627-0007
Added: Jun 17
Changed: Sep 2
Last Checked: Sep 3 at 5:06AM
MLS# PW26132989
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 contains two residences on one parcel, with the front home available vacant at closing. Each residence has two bedrooms, one bathroom, a one-car garage, interior washer and dryer hookups, newer windows, and separate gas and water meters. The units have no shared walls. The rear residence also includes central air conditioning and heat plus a private backyard patio. Additional parking is located behind each garage, and both homes have been maintained for straightforward upkeep.
The property measures 0.0952 acres and was built in 1955. Public water and public sewer serve the site. Its South Gate setting places the duplex near shopping centers, schools, parks, and major freeways.
The property measures 0.0952 acres and was built in 1955. Public water and public sewer serve the site. Its South Gate setting places the duplex near shopping centers, schools, parks, and major freeways.
Key Highlights
- Front unit to be delivered vacant at close of escrow
- Two residences on a 0.0952‑acre parcel
- Each unit includes 2 bedrooms, 1 bathroom, and a 1‑car garage
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
$28,081
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
3.51%
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%
$561,620
$561.6K
Cap Rate 7%
$401,157
$401.2K
Cap Rate 9%
$312,011
$312.0K
Market Conditions
NOI Build-Up for 1,608 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
$43.4K $27.00/SF
− Vacancy
−$3.3K −$2.05/SF
EGI
$40.1K $24.95/SF
− OpEx
−$12.0K −$7.48/SF
NOI
$28.1K $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%
$561,620
Cap Rate 7%
$401,157
Cap Rate 9%
$312,011
Alternative Uses
Best Use
Multifamily LT 5
$401.2K
$351.0K – $468.0K
NOI $28,081 @ 7.0% cap · market cap 3.51%
Second Best
Apartment 5plus
$369.6K
$323.4K – $431.2K
NOI $25,874 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$860.9K
$753.3K – $1.00M
NOI $60,264 @ 7.0% cap · market cap 7.54%
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
1,574
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 - The front residence is vacant, while both homes include laundry hookups, garages, and separate gas and water meters.
Where is this duplex located?
The property is located at 9234 Elizabeth Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Front unit to be delivered vacant at close of escrow; Two residences on a 0.0952‑acre parcel; Each unit includes 2 bedrooms, 1 bathroom, and a 1‑car garage
