Apartment Building with One- and Two-Bedroom
For Sale
$1,395,000
125 N 4th St, Montebello, CA 90640
MULTI_FAMILY - Montebello, CA
Property Size2,674 SF
Lot Size0.14 Acres
Price / SF$521.69
Days on Market122
Property Features for 125 N 4th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MNR3*
Bedrooms
6
Bathrooms
5
Full bathrooms
2
Rooms
Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 3, Bathroom 5, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 2, Laundry Room, Bedroom 5, Bedroom 6
Parking
6
Parking features
Garage, Covered
Directions
Situated on North 4th Street between West Whittier Blvd and West Cleveland Ave; the nearest major intersection is West Whittier Blvd and South Montebello Blvd.
Subdivision
Montebello
Standard status
Active
APN
6346-024-009
Size
2,674 SF
Lot size
0.14 Acres
Building Details
Year built
1953
Floors in Building
2
Number of units
5
Listing Agency:
Remax Commercial and Investment Realty · RE/MAX International
(213) 817-1000
Listed By:
Shant Sherbetdjian · License #01713570
(626) 657-8150
Added: Apr 13
Changed: Aug 1
Last Checked: Aug 12 at 3:06PM
MLS# 26701169
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This apartment building at 125 N 4th St, Montebello, CA 90640 offers a five-unit mix with one free-standing two-bedroom, one-bath home and four one-bedroom, one-bath units. Built in 1953, the property includes on-site garage parking with covered parking.
The asset is described as walkable with a Walk Score of 79 and is located just north of Whittier Blvd in North Montebello. It is positioned for convenient freeway access, with connectivity to the 60, 5, 710, and 605 freeways. The portfolio context notes this is Property 5 of 6 in a 6-property, 47-unit group, with flexibility to acquire individually or together.
Additional potential is identified through ADU potential. The remarks also note the property is subject only to AB 1482, with no local rent control, which may impact how rental terms are administered.
The asset is described as walkable with a Walk Score of 79 and is located just north of Whittier Blvd in North Montebello. It is positioned for convenient freeway access, with connectivity to the 60, 5, 710, and 605 freeways. The portfolio context notes this is Property 5 of 6 in a 6-property, 47-unit group, with flexibility to acquire individually or together.
Additional potential is identified through ADU potential. The remarks also note the property is subject only to AB 1482, with no local rent control, which may impact how rental terms are administered.
Key Highlights
- One free‑standing two‑bedroom, one‑bath home plus four one‑bedroom, one‑bath units
- 0.1436‑acre lot and 2,674 SF building
- Walk Score 79 described as very walkable
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
$43,027
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
3.08%
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%
$860,540
$860.5K
Cap Rate 7%
$614,671
$614.7K
Cap Rate 9%
$478,078
$478.1K
Market Conditions
NOI Build-Up for 2,674 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
$85.0K $31.80/SF
− Vacancy
−$6.8K −$2.54/SF
EGI
$78.2K $29.26/SF
− OpEx
−$35.2K −$13.17/SF
NOI
$43.0K $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%
$860,540
Cap Rate 7%
$614,671
Cap Rate 9%
$478,078
Alternative Uses
Best Use
Apartment 5plus
$614.7K
$537.8K – $717.1K
NOI $43,027 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,215 @ 7.0% cap · market cap 7.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,420
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
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?
Apartment building - MNR3* zoned apartment building with one two-bedroom home and four one-bedroom units plus garage and covered parking.
Where is this apartment building located?
The property is located at 125 N 4th St Montebello, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: One free‑standing two‑bedroom, one‑bath home plus four one‑bedroom, one‑bath units; 0.1436‑acre lot and 2,674 SF building; Walk Score 79 described as very walkable
