Mid-Century Triplex with
For Sale
$1,450,000
1047 N San Gabriel, Azusa, CA 91702
Three single-story units are arranged around a private courtyard on a corner lot with alley access and multiple parking spots.
Property Size2,463 SF
Lot Size0.24 Acres
Days on Market58
Property Features for 1047 N San Gabriel
General Information
Standard status
Active
Size
2,463 SF
Total Parking Spaces
7
Lot size
0.24 Acres
Property subtype
Investment
Additional Details
Multifamily Units
3
Building Details
Building Size
2,463 SF
Year Built
1948
Stories
1
Units
3
Listing Agency:
Compass
Listed By:
Enrique Lizarazu · License #00691382
(626) 639-1683
Source:
Elliman
Added: Jul 10
Changed: Sep 4
Last Checked: Aug 15 at 6:01AM
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 Compass
Investment Insights
Based on property information with market context.
Charming mid-century triplex offers three separate, single-story units centered around a large private courtyard with mature landscaping, including avocado and fruit trees. The two 1-bedroom/1-bath units and one spacious 2-bedroom/1-bath unit each feature front and rear entrances, with bright interiors, ample storage, updated flooring, and tiled kitchen countertops with large sinks. Laundry areas are provided in each unit, and all kitchens include new appliances such as a stove/oven and microwave.
Outside, the property sits on an oversized corner lot with alley access. Improvements include a newer roof (approximately 10 years old), freshly painted exterior, newer block wall fencing, and automatic sprinklers. A detached 4-car garage at the rear of the property, along with three additional off-street parking spaces, supports flexible use, including potential ADU conversion opportunities for buyers to verify.
The 2-bedroom unit includes central air and heat, along with a separate laundry room with a utility sink, rounding out a layout intended for comfortable everyday living.
Outside, the property sits on an oversized corner lot with alley access. Improvements include a newer roof (approximately 10 years old), freshly painted exterior, newer block wall fencing, and automatic sprinklers. A detached 4-car garage at the rear of the property, along with three additional off-street parking spaces, supports flexible use, including potential ADU conversion opportunities for buyers to verify.
The 2-bedroom unit includes central air and heat, along with a separate laundry room with a utility sink, rounding out a layout intended for comfortable everyday living.
Key Highlights
- 1948‑built single‑story triplex with three separate units on an oversized 75’ x 140’ corner lot with alley access.
- Unit mix: two 1 bed/1 bath units plus one 2 bed/1 bath unit, each with front and rear entrances.
- Newer roof (approx. 10 years old) plus newer block wall fencing and automatic sprinklers.
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
$43,013
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%
$860,260
$860.3K
Cap Rate 7%
$614,471
$614.5K
Cap Rate 9%
$477,922
$477.9K
Market Conditions
NOI Build-Up for 2,463 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
$66.5K $27.00/SF
− Vacancy
−$5.1K −$2.05/SF
EGI
$61.4K $24.95/SF
− OpEx
−$18.4K −$7.48/SF
NOI
$43.0K $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%
$860,260
Cap Rate 7%
$614,471
Cap Rate 9%
$477,922
Alternative Uses
Best Use
Multifamily LT 5
$614.5K
$537.7K – $716.9K
NOI $43,013 @ 7.0% cap · market cap 2.97%
Second Best
Apartment 5plus
$566.2K
$495.4K – $660.5K
NOI $39,632 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$1.32M
$1.15M – $1.54M
NOI $92,308 @ 7.0% cap · market cap 6.37%
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
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
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?
Triplex - Three single-story units are arranged around a private courtyard on a corner lot with alley access and multiple parking spots.
Where is this triplex located?
The property is located at 1047 N San Gabriel Azusa, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 1948‑built single‑story triplex with three separate units on an oversized 75’ x 140’ corner lot with alley access.; Unit mix: two 1 bed/1 bath units plus one 2 bed/1 bath unit, each with front and rear entrances.; Newer roof (approx. 10 years old) plus newer block wall fencing and automatic sprinklers.
