East Los Angeles Duplex
For Sale
$495,000
Pending
986 Gifford Ave, East Los Angeles, CA 90063
Two-unit property in East Los Angeles with investment upside.
Property Size1,218 SF
Lot Size0.12 Acres
Days on Market269
Property Features for 986 Gifford Ave
General Information
Standard status
Pending
Size
1,218 SF
Lot size
0.12 Acres
Property subtype
Other
Building Details
Building Size
1,218 SF
Year Built
1948
Stories
1
Units
2
Listing Agency:
Keller Williams - Eagle Rock
(626) 272-5941
Listed By:
Jagmeet Singh · License #01886951
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 10:04AM
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 Keller Williams - Eagle Rock
Investment Insights
Based on property information with market context.
Located in the City Terrace neighborhood of East Los Angeles, 986-988 Gifford Ave is a two-unit property constructed in 1948. The building has a total area of 1,218 square feet and is situated on a 5,097 square foot lot. The property consists of one 3-bedroom, 1-bathroom unit and one 2-bedroom, 1-bathroom unit. The front unit includes a private garage. The location provides convenient access to City Terrace Park and nearby schools. This property presents an investment opportunity with potential for increased value.
Key Highlights
- Two‑unit property ideal for investment.
- Located in the City Terrace neighborhood of East Los Angeles.
- Features a 3‑bedroom, 1‑bathroom unit and a 2‑bedroom, 1‑bathroom unit.
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
$20,429
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
4.13%
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%
$408,580
$408.6K
Cap Rate 7%
$291,843
$291.8K
Cap Rate 9%
$226,989
$227.0K
Market Conditions
NOI Build-Up for 1,218 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
$29.4K $24.12/SF
− Vacancy
−$194 −$0.16/SF
EGI
$29.2K $23.96/SF
− OpEx
−$8.8K −$7.19/SF
NOI
$20.4K $16.77/SF
Area
East Los Angeles, CA
Vacancy
0.66%
Lease Rate
$24.12 /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%
$408,580
Cap Rate 7%
$291,843
Cap Rate 9%
$226,989
Alternative Uses
Best Use
Multifamily LT 5
$291.8K
$255.4K – $340.5K
NOI $20,429 @ 7.0% cap · market cap 4.13%
Second Best
Apartment 5plus
$254.3K
$222.5K – $296.7K
NOI $17,801 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$477.3K
$417.6K – $556.8K
NOI $33,408 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property in East Los Angeles with investment upside.
Where is this duplex located?
The property is located at 986 Gifford Ave East Los Angeles, CA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two‑unit property ideal for investment.; Located in the City Terrace neighborhood of East Los Angeles.; Features a 3‑bedroom, 1‑bathroom unit and a 2‑bedroom, 1‑bathroom unit.
