Three-Unit Apartment
For Sale
$569,900
120 E South Street, Rialto, CA 92376
Attached one-bedroom units with carports and additional rear parking support a compact multifamily configuration.
Property Size1,500 SF
Days on Market9
Property Features for 120 E South Street
General Information
Standard status
Active
Size
1,500 SF
Total Parking Spaces
3
Property subtype
Triplex
Property Condition
Severity
Repairs Needed
Evidence
need some basic remodeling
Units
Unit Mix
3 x 1BR/1BA
Multifamily Units
3
Additional Details
Public Transit
Yes
Building Details
Building Size
1,500 SF
Year Built
1957
Listing Agency:
LPT Realty, Inc
Listed By:
Gary Zendejas · License #01126394
(909) 841-7501
Source:
Camdenmckayre
Added: Sep 4
Changed: Sep 9
Last Checked: Sep 11 at 3:43PM
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 LPT Realty, Inc
Investment Insights
Based on property information with market context.
This 1957 triplex contains three attached residential units, each arranged with one bedroom and one bathroom. One unit has undergone a full remodel, including updated kitchen cabinets, flooring, and paint, while the remaining two units require basic remodeling. Three carports are positioned behind the buildings, with additional parking available in the rear yard.
The property is located in Rialto, California. WalkScore is 32, indicating a car-dependent setting; BikeScore is 35, and TransitScore is 27, reflecting some transit availability.
The property is located in Rialto, California. WalkScore is 32, indicating a car-dependent setting; BikeScore is 35, and TransitScore is 27, reflecting some transit availability.
Key Highlights
- Three attached units, each with 1 bedroom and 1 bathroom
- One unit fully remodeled with new kitchen cabinets, flooring, and paint
- Two units require basic remodeling
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
$21,281
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
3.73%
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%
$425,620
$425.6K
Cap Rate 7%
$304,014
$304.0K
Cap Rate 9%
$236,456
$236.5K
Market Conditions
NOI Build-Up for 1,500 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
$32.4K $21.60/SF
− Vacancy
−$2.0K −$1.33/SF
EGI
$30.4K $20.27/SF
− OpEx
−$9.1K −$6.08/SF
NOI
$21.3K $14.19/SF
Area
Rialto, CA
Vacancy
6.17%
Lease Rate
$21.60 /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%
$425,620
Cap Rate 7%
$304,014
Cap Rate 9%
$236,456
Alternative Uses
Best Use
Multifamily LT 5
$304.0K
$266.0K – $354.7K
NOI $21,281 @ 7.0% cap · market cap 3.73%
Second Best
Apartment 5plus
$271.1K
$237.2K – $316.3K
NOI $18,976 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$379.0K
$331.6K – $442.2K
NOI $26,529 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
Explore this area
Business Placement
Demographics for 92376, CA
84,548
Population
22,716
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
72%
High-School Grad
13.3 sq mi
ZIP Area
6,357
Density / Sq Mi
$76,914
Median Household Income
$36,399
Median Earnings
$1,613
Median Rent
$433,100
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 - Attached one-bedroom units with carports and additional rear parking support a compact multifamily configuration.
Where is this triplex located?
The property is located at 120 E South Street Rialto, CA.
What is the asking price?
The asking price for this property is $569,900.
What are key features of this property?
This property features: Three attached units, each with 1 bedroom and 1 bathroom; One unit fully remodeled with new kitchen cabinets, flooring, and paint; Two units require basic remodeling
