Duplex with Two
For Sale
$1,200,000
8805 E Live Oak St, San Gabriel, CA 91776
San Gabriel, CA
Property Size2,044 SF
Lot Size0.24 Acres
Price / SF$587.08
Days on Market73
Property Features for 8805 E Live Oak St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 4, Living Room, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 2, Laundry Room, Bathroom 3
Interior features
Ceiling Fan(s)
Fencing
Chain Link
Lot features
Corner Lot, Sloped Down, Front Yard, Lot 10000-19999 Sqft, Yard
Elementary school
Roosevelt
High school
Gabrielino
Elementary school district
San Gabriel Unified
Middle school district
San Gabriel Unified
High school district
San Gabriel Unified
Directions
From Las Tunas, go South on Muscatel. Homes on the left at corner of E Live Oak and Muscatel
Subdivision
654 - San Gabriel
Standard status
Active
APN
5387030005
Size
2,044 SF
Lot size
0.24 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
private back yard
Building Details
Year built
1946
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
IMPACT Properties, Inc
(714) 660-2122
Listed By:
Aaron Zapata · License #01356534
(714) 904-7877
Added: Jul 16
Changed: Sep 25
Last Checked: Sep 26 at 9:06PM
MLS# PW26158035
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 San Gabriel duplex includes two homes totaling 2,044 square feet on a 10,473-square-foot lot. The larger residence has three bedrooms and one and a half bathrooms, along with a kitchen and private backyard. The second home contains one bedroom and one bathroom. An oversized two-car garage and a flat, usable yard round out the site. The property was built in 1946 and has central heating and air conditioning, public water and sewer, and LCA105 zoning for duplex use.
The property sits west of Rosemead Boulevard and south of East Las Tunas Drive, with shopping and transportation nearby. The two residences offer distinct bedroom and bathroom configurations on a shared parcel.
The property sits west of Rosemead Boulevard and south of East Las Tunas Drive, with shopping and transportation nearby. The two residences offer distinct bedroom and bathroom configurations on a shared parcel.
Key Highlights
- Two residences: one with 3 bedrooms and 1.5 bathrooms, the other with 1 bedroom and 1 bathroom
- 10,473‑square‑foot lot with a flat, usable yard
- 2,044 square feet of building area
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
$35,696
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
2.97%
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%
$713,920
$713.9K
Cap Rate 7%
$509,943
$509.9K
Cap Rate 9%
$396,622
$396.6K
Market Conditions
NOI Build-Up for 2,044 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
$55.2K $27.00/SF
− Vacancy
−$4.2K −$2.05/SF
EGI
$51.0K $24.95/SF
− OpEx
−$15.3K −$7.48/SF
NOI
$35.7K $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%
$713,920
Cap Rate 7%
$509,943
Cap Rate 9%
$396,622
Alternative Uses
Best Use
Multifamily LT 5
$509.9K
$446.2K – $594.9K
NOI $35,696 @ 7.0% cap · market cap 2.97%
Second Best
Apartment 5plus
$469.9K
$411.1K – $548.2K
NOI $32,890 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$1.09M
$957.6K – $1.28M
NOI $76,604 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,171
Businesses Nearby
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate homes share a level parcel with an oversized two-car garage.
Where is this duplex located?
The property is located at 8805 E Live Oak St San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two residences: one with 3 bedrooms and 1.5 bathrooms, the other with 1 bedroom and 1 bathroom; 10,473‑square‑foot lot with a flat, usable yard; 2,044 square feet of building area
