Income Property with Ample
For Sale
$862,988
2314 Potrero, South El Monte, CA 91733
Multifamily property near amenities, ideal for investors or owner-users.
Property Size1,760 SF
Days on Market104
Property Features for 2314 Potrero
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Investment
Building Details
Building Size
1,760 SF
Year Built
1948
Units
3
Listing Agency:
TNG Real Estate Consultants
(213) 706-2172
Listed By:
Marie Ojeda · License #01093554
Source:
Elliman
Added: May 19
Changed: Aug 7
Last Checked: Aug 29 at 8:58AM
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 TNG Real Estate Consultants
Investment Insights
Based on property information with market context.
This income-producing property features a front house with 3 bedrooms and 2 bathrooms, along with two additional 1-bedroom, 1-bath units, one of which includes a carport. A long driveway provides ample parking for multiple vehicles. The property is suitable for owner-users, investors, or multi-generational living, offering excellent income potential. It is conveniently located near shopping, schools, transportation, and major freeways. The property is located on a Manufacturing/Residential zoning. The bike score is 56, indicating it is bikeable, and the walk score is 63, meaning it is somewhat walkable.
Key Highlights
- Income‑producing property with multiple units.
- Front house boasts 3 bedrooms and 2 bathrooms.
- Two additional 1‑bedroom, 1‑bath units.
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
$28,320
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
3.28%
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%
$566,400
$566.4K
Cap Rate 7%
$404,571
$404.6K
Cap Rate 9%
$314,667
$314.7K
Market Conditions
NOI Build-Up for 1,760 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
$56.0K $31.80/SF
− Vacancy
−$4.5K −$2.54/SF
EGI
$51.5K $29.26/SF
− OpEx
−$23.2K −$13.17/SF
NOI
$28.3K $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%
$566,400
Cap Rate 7%
$404,571
Cap Rate 9%
$314,667
Alternative Uses
Best Use
Apartment 5plus
$404.6K
$354.0K – $472.0K
NOI $28,320 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$942.3K
$824.5K – $1.10M
NOI $65,961 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,327
Businesses Nearby
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
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?
Multifamily property - Multifamily property near amenities, ideal for investors or owner-users.
Where is this multifamily property located?
The property is located at 2314 Potrero South El Monte, CA.
What is the asking price?
The asking price for this property is $862,988.
What are key features of this property?
This property features: Income‑producing property with multiple units.; Front house boasts **3 bedrooms and 2 bathrooms.**; Two additional 1‑bedroom, 1‑bath units.
