Six-Unit Apartment
For Sale
$1,499,999
9723 San Juan, South Gate, CA 90280
South Gate, CA
Property Size3,960 SF
Lot Size0.17 Acres
Price / SF$378.79
Days on Market207
Property Features for 9723 San Juan
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 1, Laundry Room, Bedroom 2
Parking
6
Parking features
Carport
Lot features
0-1 Unit/ Acre
Directions
Firestone Blvd ---> San Juan Ave (Towards Tweedy Blvd)
Subdivision
T2 - Cudahy, SouthGate W of 710, HuntPk S of Flore
Standard status
Active
APN
6203018028
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
on-site laundry room
Building Details
Year built
1953
Floors in Building
2
Number of units
6
Listing Agency:
Circle Real Estate
(562) 521-9022
Listed By:
Mark Garza · License #02163279
(562) 688-2341
Added: Jan 29
Changed: Aug 20
Last Checked: Aug 24 at 3:06PM
MLS# DW26022544
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 two-story apartment building contains six units arranged with three residences per floor, totaling approximately 3,960 square feet on a 7,240-square-foot lot. The unit mix includes four one-bedroom, one-bath apartments and two two-bedroom, one-bath apartments. Each residence has separate metering and one assigned carport space, while an on-site laundry room provides an additional operating feature.
Capital work includes a roof approximately 5 years old, building-wide plumbing completed approximately 2 years ago, and an upgraded main electrical panel with five new subpanels installed within the last year. Select apartments have received interior tile and flooring improvements, and windows serving the lower units have been replaced. Public water and public sewer serve the property.
The property is near Firestone Blvd and Tweedy Blvd, with Northgate Gonzalez Market approximately 2 minutes away, Azalea Regional Shopping Center approximately 7 minutes away, and South Gate Park within a 10-minute drive. The 710 and 105 freeways provide regional access. Current rents reflect an approximate 4.06% cap rate, with an estimated 8% cap rate at projected market rents. Showings are drive-by only; tenants are not to be disturbed.
Capital work includes a roof approximately 5 years old, building-wide plumbing completed approximately 2 years ago, and an upgraded main electrical panel with five new subpanels installed within the last year. Select apartments have received interior tile and flooring improvements, and windows serving the lower units have been replaced. Public water and public sewer serve the property.
The property is near Firestone Blvd and Tweedy Blvd, with Northgate Gonzalez Market approximately 2 minutes away, Azalea Regional Shopping Center approximately 7 minutes away, and South Gate Park within a 10-minute drive. The 710 and 105 freeways provide regional access. Current rents reflect an approximate 4.06% cap rate, with an estimated 8% cap rate at projected market rents. Showings are drive-by only; tenants are not to be disturbed.
Key Highlights
- Six units across two stories: four 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units
- Approximately 3,960 sq. ft. on a 7,240 sq. ft. lot
- Each unit is separately metered and includes one assigned carport parking space
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
$63,720
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
4.25%
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%
$1,274,400
$1.3M
Cap Rate 7%
$910,286
$910.3K
Cap Rate 9%
$708,000
$708.0K
Market Conditions
NOI Build-Up for 3,960 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
$125.9K $31.80/SF
− Vacancy
−$10.1K −$2.54/SF
EGI
$115.9K $29.26/SF
− OpEx
−$52.1K −$13.17/SF
NOI
$63.7K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,274,400
Cap Rate 7%
$910,286
Cap Rate 9%
$708,000
Alternative Uses
Best Use
Apartment 5plus
$910.3K
$796.5K – $1.06M
NOI $63,720 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.12M
$1.86M – $2.47M
NOI $148,412 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,266
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?
Apartment building - Two-story rental property with separately metered residences, assigned carport parking, and shared laundry facilities.
Where is this apartment building located?
The property is located at 9723 San Juan South Gate, CA.
What is the asking price?
The asking price for this property is $1,499,999.
What are key features of this property?
This property features: Six units across two stories: four 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units; Approximately 3,960 sq. ft. on a 7,240 sq. ft. lot; Each unit is separately metered and includes one assigned carport parking space
