4-Residence
For Sale
$2,388,888
Pending
9123 E Fairview, San Gabriel, CA 91775
San Gabriel, CA
Property Size4,900 SF
Lot Size0.48 Acres
Days on Market54
Property Features for 9123 E Fairview
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
9
Bathrooms
7
Full bathrooms
7
Rooms
Laundry Room, Bedroom 3, Bedroom 5, Bonus Room, Bedroom 4, Bathroom 6, Bedroom 1, Bathroom 4, Den, Bedroom 2, Bedroom 9, Bathroom 2, Bedroom 6, Family Room, Bathroom 1, Bedroom 7, Bathroom 7, Bathroom 5, Bedroom 8, Bathroom 3
Parking
12
Parking features
Garage, Carport
Window features
Blinds
Interior features
Bar, Sunken Living Room, Ceiling Fan(s), Recessed Lighting, Storage
Fencing
Chain Link
Fireplace
1
Appliances
Water Heater, Gas Oven
Lot features
Level with Street, Landscaped, Rectangular Lot, Front Yard, Back Yard, Lot 20000-39999 Sqft, Lawn, Yard
Directions
Rosemead Bl / Huntington Dr
Subdivision
654 - San Gabriel
Standard status
Pending
APN
5379031022
Lot size
0.48 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1952
Floors in Building
2
Number of units
4
Flooring type
Laminate, Carpet, Tile
Building materials
Stucco
Roof type
Flat, Composition
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Navigate Real Estate, Inc.
(951) 987-4779
Listed By:
Matthew Hilliard · License #01958145
(949) 400-4675
Added: Jul 1
Changed: Aug 20
Last Checked: Aug 23 at 10:06AM
MLS# IG26141285
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 1952 ranch-style quadplex comprises four separate residences totaling approximately 4,900 square feet on a 0.4829-acre parcel. The unit mix includes a vacant 4-bedroom, 2.5-bath main residence, a 2-bedroom, 1.5-bath townhome, a 2-bedroom, 1-bath front residence, and a 1-bedroom, 1-bath middle residence. Two residences are tenant occupied, while the main home is available for an owner-occupant or a new tenant. Interior features include fireplaces, a sunken living room, recessed lighting, storage, laminate, carpet and tile flooring, and a laundry room. Parking is provided by a garage and carport.
The property is located in San Gabriel within the Temple City Unified School District. Public water and sewer serve the parcel. The expansive lot provides separation among the residences, on-site parking, and a private residential setting. The property also includes a gas oven, water heater, wall furnace, wall/window and window-unit cooling, stucco construction, and flat and composition roofing.
The property is located in San Gabriel within the Temple City Unified School District. Public water and sewer serve the parcel. The expansive lot provides separation among the residences, on-site parking, and a private residential setting. The property also includes a gas oven, water heater, wall furnace, wall/window and window-unit cooling, stucco construction, and flat and composition roofing.
Key Highlights
- Four separate residences totaling approximately 4,900 square feet
- 0.4829‑acre parcel in San Gabriel
- Unit mix includes 4‑bedroom, 2.5‑bath; 2‑bedroom, 1.5‑bath; 2‑bedroom, 1‑bath; and 1‑bedroom, 1‑bath residences
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
$85,572
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
3.58%
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%
$1,711,440
$1.7M
Cap Rate 7%
$1,222,457
$1.2M
Cap Rate 9%
$950,800
$950.8K
Market Conditions
NOI Build-Up for 4,900 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
$132.3K $27.00/SF
− Vacancy
−$10.1K −$2.05/SF
EGI
$122.2K $24.95/SF
− OpEx
−$36.7K −$7.48/SF
NOI
$85.6K $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%
$1,711,440
Cap Rate 7%
$1,222,457
Cap Rate 9%
$950,800
Alternative Uses
Best Use
Multifamily LT 5
$1.22M
$1.07M – $1.43M
NOI $85,572 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$1.13M
$985.6K – $1.31M
NOI $78,845 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$2.62M
$2.30M – $3.06M
NOI $183,641 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
647
Businesses Nearby
Explore this area
Business Placement
Demographics for 91775, CA
24,252
Population
8,905
Households
2.7
Avg Household Size
43
Median Age
52%
College-Educated
91%
High-School Grad
3.1 sq mi
ZIP Area
7,823
Density / Sq Mi
$113,703
Median Household Income
$52,343
Median Earnings
$2,068
Median Rent
$1,042,600
Median Home Value
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 - Ranch-style compound includes a vacant main home and three additional residences with separate living arrangements.
Where is this quadplex located?
The property is located at 9123 E Fairview San Gabriel, CA.
What is the asking price?
The asking price for this property is $2,388,888.
What are key features of this property?
This property features: Four separate residences totaling approximately 4,900 square feet; 0.4829‑acre parcel in San Gabriel; Unit mix includes 4‑bedroom, 2.5‑bath; 2‑bedroom, 1.5‑bath; 2‑bedroom, 1‑bath; and 1‑bedroom, 1‑bath residences
