South Gate Multifamily
For Sale
$1,499,999
9723 San Juan, South Gate, CA 90280
Well-maintained 6-unit property with value-add potential in South Gate.
Property Size3,960 SF
Lot Size0.17 Acres
Price / SF$378.79
Days on Market140
Property Features for 9723 San Juan
General Information
Standard status
Active
Size
3,960 SF
Lot size
0.17 Acres
Property subtype
Investment
Building Details
Building Size
3,960 SF
Year Built
1953
Stories
2
Units
6
Listing Agency:
Agentdesks Incorporated
Listed By:
Mark Garza · License #02163279
(562) 688-2341
Source:
Elliman
Added: Apr 24
Changed: Sep 6
Last Checked: Sep 9 at 7:41AM
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 Agentdesks Incorporated
Investment Insights
Based on property information with market context.
This well-maintained 6-unit multifamily property is located in South Gate. The two-story building features approximately 3,960 sq. ft. of living space on a 7,240 sq. ft. lot. The unit mix includes four one-bedroom, one-bath units and two two-bedroom, one-bath units. Each unit is separately metered and includes one assigned carport parking space. An on-site laundry room provides an extra source of passive income. The building has been upgraded to meet insurance inspection requirements. Capital improvements include a roof approximately 5 years old, new plumbing throughout the building completed approximately 2 years ago, and interior upgrades in select units, including newly tiled walls and flooring. All six units are equipped with individual fuse boxes, and the main electrical panel was upgraded, along with five new subpanels installed within the last year. The property offers a value-add opportunity through rent optimization and continued operational efficiencies. Current rents reflect an approximate 4.06% cap rate. With strategic rent adjustments to align with market rents, the property demonstrates the potential to achieve an estimated 8% cap rate. The unit mix supports strong tenant demand in the South Gate rental market. Located near Firestone Blvd and Tweedy Blvd, the property offers access to local amenities. The Azalea Regional Shopping Center is a 7-minute drive, Northgate González Market is approximately 2 minutes away, and South Gate Park is within a 10-minute drive. The 710 and 105 freeways are nearby, providing commuter access throughout Los Angeles County.
Key Highlights
- Value‑add opportunity: increase cap rate from approximately 4.06% to an estimated 8% through rent optimization.
- Significant recent capital improvements: including a roof (approx. 5 years old), new plumbing (approx. 2 years old), electrical panel upgrades, and interior upgrades in select units.
- Well‑maintained 6‑unit multifamily property with a favorable unit mix.
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
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Open Analytics
Current Use
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
Check the figures for this property
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?
Apartment building - Well-maintained 6-unit property with value-add potential in South Gate.
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: Value‑add opportunity: increase cap rate from approximately 4.06% to an estimated 8% through rent optimization.; Significant recent capital improvements: including a roof (approx. 5 years old), new plumbing (approx. 2 years old), electrical panel upgrades, and interior upgrades in select units.; Well‑maintained 6‑unit multifamily property with a favorable unit mix.
