8685 San Miguel, South Gate, California 90280, South Gate, 90280 - 0 bed, 0 bath
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South Gate, California 90280
This Value-Add Probate Duplex represents a strategic Asset Acquisition listed at $695,000, positioned near its $671,227 Fair Market Value. Currently maintaining a Condition Rating of 5, this "as-is" property offers a blank canvas for significant forced appreciation through the comprehensive renovation of its dual-unit configuration (2BR/1BA and 1BR/1BA). The substantial 7,053 sq ft lot and proximity to South Gate Senior High School underscore the long-term income-generating potential and ADU expansion possibilities. This high-demand location makes it an optimal project for Buy-and-Hold Investors or Fix-and-Flip Investors seeking a high-utility residential asset.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 8685 San Miguel Subject | $630,000* List Price | 0 | 0 | 1,544 | $421 | - |
A 10001 Bowman Avenue Sold | $730,000 | 4 | 2 | 1,790 | $408 | 0.8 mi |
B 8669 San Gabriel Pending | $570,000 List Price | 3 | 2 | 1,254 | $455 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1928, this probate duplex is being sold 'as-is' and exhibits significant deferred maintenance. Interior photos of the back unit reveal a bathroom in disrepair with a broken vanity and dated finishes, a kitchen with aged cabinetry and stained tile, and a rusted electrical panel. The exterior shows overgrown landscaping and makeshift structures, indicating the property requires substantial rehabilitation to meet modern living standards.
This duplex configuration features two separate units (2BR/1BA and 1BR/1BA), providing a significant value-add opportunity for investors or multi-generational buyers in a high-demand rental market.
The property is ideally situated near schools, retail hubs, and major freeways, ensuring long-term tenant desirability and convenient accessibility for residents.
With a generous 7,053-square-foot lot, the property offers ample outdoor space and potential for future expansion or ADU development to further maximize ROI.
The property is sold 'as-is' with no repairs and is limited to drive-by viewings only due to tenant occupancy, which increases risk and complicates the initial due diligence process.
Being a probate sale, the transaction may be subject to court confirmation and specific legal timelines, which can lead to a more complex and lengthy closing process than a standard sale.
PROBATE DUPLEX FOR SALE WITH VALUE-ADD INCOME IN A HIGH-DEMAND LOCATION | FRONT UNIT - 2 BEDROOM WITH 1 BATH (SORRY NO PICTURES AVAILABLE) | BACK UNIT - 1 BEDROOM WITH 1 BATH, KITCHEN, LIVING ROOM, BACK YARD WITH 1 CAR GARAGE (USED AS LIVING AREA) | CENTRALLY LOCATED TO SCHOOLS, RETAIL, & FWYS | TENANT -OCCUPIED, DRIVE-BY ONLY, & SUBJECT TO INSPECTION | PROPERTY TO BE SOLD "AS-IS" WITH NO REPAIRS |
No exterior & parking available.
Grades K-5 • 0.2 mi
Grades K-5 • 0.7 mi
Grades K-5 • 0.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 0.0 | 3.0 | 2% |
| Baths | 0.0 | 1.0 | 2% |
| Square foot | 1,544 | 1,190 | 81% |
| Lot Size | 7,053 | 5,647 | 89% |
| Price | $630.0K | $702.0K | 30% |
| Price per sq ft | $408 | $581 | 9% |
| Built year | 1928 | 1941 | 17% |
| HOA | $0 | $0 | 50% |
| Days on market | 0 | 185 | 4% |
Jun 3, 2026
$630,000
$650,000
-3% Price Drop
Initial Listing
May 11, 2026
$650,000
$695,000
-6% Price Drop
Initial Listing
Apr 22, 2026
$695,000
Initial Listing