Residential Income Triplex
For Sale
Contact for pricing
1031 Prospect, San Gabriel, CA 91776
Three separate living areas provide flexible owner-occupant and income potential opportunities.
Property Size2,420 SF
Price / SF$578.10
Days on Market55
Property Features for 1031 Prospect
General Information
Standard status
Active
Size
2,420 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
3
Listing Agency:
Standard Prosperity
Listed By:
James Y. Kuang · License #CA 01906627
Source:
Crexi
Added: Jun 13
Changed: Jul 10
Last Checked: Aug 6 at 5:39AM
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 Standard Prosperity
Investment Insights
Based on property information with market context.
This for-sale residential income triplex combines a main residence with two additional enclosed living areas. The seller reports approximately 2,420 square feet of usable space, including a 3-bedroom, 2-bath main house (about 1,400 square feet), a 1-bedroom, 1-bath enclosed patio conversion area (about 700 square feet), and a detached 1-bedroom, 1-bath granny flat (about 320 square feet). Public records reflect a 4-bedroom, 2-bath configuration at 1,634 square feet. Buyer is to independently verify square footage, permits, uses, and legal status of all improvements.
The property is located in the San Gabriel Village neighborhood and is described as being convenient to San Gabriel High School, Almansor Park, and the Valley Boulevard dining and shopping corridor. The home’s multiple living areas support a variety of household arrangements while keeping separate spaces under one roof.
For an owner-user, the layout can accommodate extended family, multigenerational living, guest accommodations, or a home office while the additional units may help offset housing expenses. The seller reports current or historical rents for the main house and enclosed patio conversion, and notes $0.00 for the granny flat with $1,300 reported in the past. Terms, income, and all use approvals should be confirmed by the buyer during due diligence.
The property is located in the San Gabriel Village neighborhood and is described as being convenient to San Gabriel High School, Almansor Park, and the Valley Boulevard dining and shopping corridor. The home’s multiple living areas support a variety of household arrangements while keeping separate spaces under one roof.
For an owner-user, the layout can accommodate extended family, multigenerational living, guest accommodations, or a home office while the additional units may help offset housing expenses. The seller reports current or historical rents for the main house and enclosed patio conversion, and notes $0.00 for the granny flat with $1,300 reported in the past. Terms, income, and all use approvals should be confirmed by the buyer during due diligence.
Key Highlights
- Approx. 2,420 sq ft usable space with 3 separate living areas: main residence, enclosed patio conversion, and detached granny flat
- Main residence: 3 bed/2 bath totaling 1,400 sq ft
- Enclosed patio conversion: 1 bed/1 bath approx. 700 sq ft (rent shown as $1,700/mon)
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
$42,262
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
3.02%
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%
$845,240
$845.2K
Cap Rate 7%
$603,743
$603.7K
Cap Rate 9%
$469,578
$469.6K
Market Conditions
NOI Build-Up for 2,420 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
$65.3K $27.00/SF
− Vacancy
−$5.0K −$2.05/SF
EGI
$60.4K $24.95/SF
− OpEx
−$18.1K −$7.48/SF
NOI
$42.3K $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%
$845,240
Cap Rate 7%
$603,743
Cap Rate 9%
$469,578
Alternative Uses
Best Use
Multifamily LT 5
$603.7K
$528.3K – $704.4K
NOI $42,262 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$556.3K
$486.8K – $649.0K
NOI $38,940 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,696 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,287
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
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?
Triplex - Three separate living areas provide flexible owner-occupant and income potential opportunities.
Where is this triplex located?
The property is located at 1031 Prospect San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Approx. 2,420 sq ft usable space with 3 separate living areas: main residence, enclosed patio conversion, and detached granny flat; Main residence: 3 bed/2 bath totaling 1,400 sq ft; Enclosed patio conversion: 1 bed/1 bath approx. 700 sq ft (rent shown as $1,700/mon)
