Azusa Multifamily Investment
For Sale
$3,200,000
525 North San Gabriel Avenue, Azusa, CA 91702
10-unit multifamily property in a desirable San Gabriel Valley location.
Property Size8,318 SF
Lot Size0.28 Acres
Price / SF$384.71
Days on Market161
Property Features for 525 North San Gabriel Avenue
General Information
Standard status
Active
Size
8,318 SF
Lot size
0.28 Acres
Property subtype
Multifamily
Listing Agency:
CBRE - Ontario
(909) 418-2071
Listed By:
Eric Chen · License #01489184
(909) 418-2071
Source:
Cbre
Added: Mar 25
Changed: Aug 16
Last Checked: Aug 31 at 12:57PM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
Located in the high-demand Azusa submarket of the San Gabriel Valley, this 10-unit multifamily property presents a compelling investment opportunity. The property is situated north of the 210 Freeway and near the retail corridor of Foothill Boulevard, providing convenient access to destinations such as Target, Costco, and Starbucks. Its location also offers quick access to Downtown Azusa and the Azusa Downtown Station, which connects directly to Pasadena. The property is also a short commute to major employment and entertainment centers including DTLA, Dodger Stadium, Sofi Stadium, and Disneyland. The property, located on a ±12,257 SF parcel, features ±8,300 SF of gross rentable area. The unit mix includes two 1-bedroom/1-bathroom units and eight 2-bedroom/1-bathroom units, averaging 832 SF each. The property is not subject to the Los Angeles Rent Stabilization Ordinance, instead benefiting from AB 1482 provisions. The property features mature landscaping, garage parking or storage, pet-friendly apartments with private patios or porches, updated interiors featuring laminate flooring, and equipped kitchens with oven ranges. The property has potential for additional revenue streams from on-site parking and storage, as well as ADU garage conversions. The property has been professionally managed and has seen capital reinvestment by current ownership over the last year. The location attracts a diverse range of renters, from young professionals to families. The property is located near the San Gabriel Mountains and the San Gabriel River, offering recreational opportunities.
Key Highlights
- Excellent Location: Close to 210 Freeway, Foothill Boulevard retail corridor, Downtown Azusa, and Azusa Downtown Station.
- Strong Income Upside: Opportunity to explore ADU garage conversions and additional revenue streams.
- Desirable Unit Mix: Primarily 2‑bedroom units averaging 832 SF.
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
$133,843
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
4.18%
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%
$2,676,860
$2.7M
Cap Rate 7%
$1,912,043
$1.9M
Cap Rate 9%
$1,487,144
$1.5M
Market Conditions
NOI Build-Up for 8,318 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
$264.5K $31.80/SF
− Vacancy
−$21.2K −$2.54/SF
EGI
$243.4K $29.26/SF
− OpEx
−$109.5K −$13.17/SF
NOI
$133.8K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$2,676,860
Cap Rate 7%
$1,912,043
Cap Rate 9%
$1,487,144
Alternative Uses
Best Use
Apartment 5plus
$1.91M
$1.67M – $2.23M
NOI $133,843 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.45M
$3.90M – $5.20M
NOI $311,740 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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?
Apartment building - 10-unit multifamily property in a desirable San Gabriel Valley location.
Where is this apartment building located?
The property is located at 525 North San Gabriel Avenue Azusa, CA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Excellent Location: Close to 210 Freeway, Foothill Boulevard retail corridor, Downtown Azusa, and Azusa Downtown Station.; Strong Income Upside: Opportunity to explore ADU garage conversions and additional revenue streams.; Desirable Unit Mix: Primarily 2‑bedroom units averaging 832 SF.
