Triplex with Uninhabitable Rear
For Sale
$699,999
123 S 5th ST, Montebello, CA 90640
Triplex with three units across two buildings and driveway parking; rear unit deemed uninhabitable after a prior fire.
Property Size1,784 SF
Lot Size0.14 Acres
Price / SF$392.38
Days on Market48
Property Features for 123 S 5th ST
General Information
Standard status
Active
Size
1,784 SF
Lot size
0.14 Acres
Property subtype
Multi Family
Building Details
Year Built
1946
Buildings
2
Tenancy
Multi
Listing Agency:
PureMotive Realty Inc.
Listed By:
Samuel Flores Reyes · License #01951853
(626) 556-9500
Source:
Exitrealty
Added: Jul 30
Changed: Sep 11
Last Checked: Sep 14 at 7:52AM
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 PureMotive Realty Inc.
Investment Insights
Based on property information with market context.
This triplex is configured as three units across two buildings and includes approximately 1,784 sq. ft. of living space on a 5,939 sq. ft. lot. The property is subject to rent control and provides driveway parking. The property was involved in a prior fire, and the rear unit has been deemed uninhabitable by applicable city/county authorities. The property is being sold AS-IS.
Built in 1946, the current condition and occupancy status should be treated as part of the due diligence process, including review of permits, zoning, repairs, and any applicable governmental requirements.
For mobility planning, bikeScore is 53 (bikeable) and walkScore is 67 (somewhat walkable).
Built in 1946, the current condition and occupancy status should be treated as part of the due diligence process, including review of permits, zoning, repairs, and any applicable governmental requirements.
For mobility planning, bikeScore is 53 (bikeable) and walkScore is 67 (somewhat walkable).
Key Highlights
- Rear unit deemed uninhabitable by applicable city/county authorities
- Prior fire; property sold AS‑IS
- Three units across two buildings
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
$31,155
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
4.45%
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%
$623,100
$623.1K
Cap Rate 7%
$445,071
$445.1K
Cap Rate 9%
$346,167
$346.2K
Market Conditions
NOI Build-Up for 1,784 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
$48.2K $27.00/SF
− Vacancy
−$3.7K −$2.05/SF
EGI
$44.5K $24.95/SF
− OpEx
−$13.4K −$7.48/SF
NOI
$31.2K $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%
$623,100
Cap Rate 7%
$445,071
Cap Rate 9%
$346,167
Alternative Uses
Best Use
Multifamily LT 5
$445.1K
$389.4K – $519.3K
NOI $31,155 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$410.1K
$358.8K – $478.4K
NOI $28,706 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$955.1K
$835.8K – $1.11M
NOI $66,860 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,350
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex with three units across two buildings and driveway parking; rear unit deemed uninhabitable after a prior fire.
Where is this triplex located?
The property is located at 123 S 5th ST Montebello, CA.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: Rear unit deemed uninhabitable by applicable city/county authorities; Prior fire; property sold AS‑IS; Three units across two buildings
