Detached Four-Unit
For Sale
$1,588,000
Pending
8162 Celito Drive, Rosemead, CA 91770
Rosemead, CA
Property Size3,534 SF
Lot Size0.65 Acres
Days on Market52
Property Features for 8162 Celito Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
9
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 1, Bedroom 9, Bathroom 3, Laundry Room, Bathroom 4, Kitchen, Bedroom 8, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6, Bathroom 5
Parking
2
Fireplace
1
Lot features
Rectangular Lot, 2-5 Units/ Acre, Yard
Elementary school district
Montebello Unified
Middle school district
Montebello Unified
High school district
Montebello Unified
Directions
South of Valley Blvd., east of Rosemead Blvd.
Subdivision
651 - Rosemead/S. San Gabriel
Standard status
Pending
APN
5279012005
Size
3,534 SF
Lot size
0.65 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Number of units
4
Listing Agency:
Real Brokerage Technologies
(619) 248-6434
Listed By:
Jennifer Baluyot · License #02058171
(626) 493-7727
Added: Jul 26
Changed: Sep 12
Last Checked: Sep 15 at 11:06PM
MLS# WS26162276
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 quadplex includes four detached residential buildings totaling 3,534 square feet on a 0.6497-acre parcel. The property was built in 1954 and includes window and wall/window unit cooling, fireplaces, laundry space, kitchens, bedrooms, and bathrooms. Public water and public sewer serve the property.
Occupancy is mixed, with some units leased and others vacant. The property is located at 8162 Celito Drive in Rosemead, with shopping, restaurants, schools, parks, and public transportation in the surrounding area. Access to the 10, 60, and 605 Freeways provides regional connectivity. Additional structures are also present on the site.
Occupancy is mixed, with some units leased and others vacant. The property is located at 8162 Celito Drive in Rosemead, with shopping, restaurants, schools, parks, and public transportation in the surrounding area. Access to the 10, 60, and 605 Freeways provides regional connectivity. Additional structures are also present on the site.
Key Highlights
- Four‑unit quadplex with four detached residential buildings
- 3,534 square feet on a 0.6497‑acre lot
- Partially tenant occupied with additional vacant units
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
$61,716
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
3.89%
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%
$1,234,320
$1.2M
Cap Rate 7%
$881,657
$881.7K
Cap Rate 9%
$685,733
$685.7K
Market Conditions
NOI Build-Up for 3,534 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
$95.4K $27.00/SF
− Vacancy
−$7.3K −$2.05/SF
EGI
$88.2K $24.95/SF
− OpEx
−$26.4K −$7.48/SF
NOI
$61.7K $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%
$1,234,320
Cap Rate 7%
$881,657
Cap Rate 9%
$685,733
Alternative Uses
Best Use
Multifamily LT 5
$881.7K
$771.5K – $1.03M
NOI $61,716 @ 7.0% cap · market cap 3.89%
Second Best
Apartment 5plus
$812.4K
$710.8K – $947.8K
NOI $56,865 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,446 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
566
Businesses Nearby
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four separate residential structures support a partially occupied multifamily asset with additional units available for occupancy.
Where is this quadplex located?
The property is located at 8162 Celito Drive Rosemead, CA.
What is the asking price?
The asking price for this property is $1,588,000.
What are key features of this property?
This property features: Four‑unit quadplex with four detached residential buildings; 3,534 square feet on a 0.6497‑acre lot; Partially tenant occupied with additional vacant units
