Duplex with Separate
New
For Sale
$1,790,000
2346 1/2 Fairgreen Ave, Monrovia, CA 91016
Two residences offer distinct living spaces with separate gas, water, and electric meters.
Property Size3,050 SF
Lot Size0.28 Acres
Days on Market3
Property Features for 2346 1/2 Fairgreen Ave
General Information
Standard status
Active
Size
3,050 SF
Lot size
0.28 Acres
Property subtype
Investment
Units
Unit Mix
1 x 6BR/3BA, 1 x 4BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
solar panels
Building Details
Building Size
3,050 SF
Year Built
1947
Buildings
2
Stories
1
Units
2
Listing Agency:
COLDWELL BANKER GEORGE REALTY
Listed By:
CINDY PHAN · License #01880191
(626) 289-6660
Source:
Elliman
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:15AM
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 COLDWELL BANKER GEORGE REALTY
Investment Insights
Based on property information with market context.
This duplex property comprises two separate residences on a 12,250-square-foot lot. The primary home contains 6 bedrooms, 3 bathrooms, and 1,850 square feet; it was built in 1947 and includes an add-on made in 2020. A separate ADU, built in 2020, provides 4 bedrooms, 2 bathrooms, and 1,200 square feet. Solar panels serve the property, while separate gas, water, and electric meters distinguish the residences.
Located on Fairgreen Ave in Monrovia, the property has a Walk Score of 79, identified as Very Walkable. Its Bike Score is 58, and its Transit Score is 47, classified as Some Transit. The combined layout supports separate household use within one multifamily asset.
Located on Fairgreen Ave in Monrovia, the property has a Walk Score of 79, identified as Very Walkable. Its Bike Score is 58, and its Transit Score is 47, classified as Some Transit. The combined layout supports separate household use within one multifamily asset.
Key Highlights
- Two separate residences on a 12,250 sq. ft. lot
- Primary residence includes 6 bedrooms, 3 bathrooms, and 1,850 sq. ft.
- Separate ADU offers 4 bedrooms, 2 bathrooms, and 1,200 sq. ft.
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
$53,264
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
2.98%
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%
$1,065,280
$1.1M
Cap Rate 7%
$760,914
$760.9K
Cap Rate 9%
$591,822
$591.8K
Market Conditions
NOI Build-Up for 3,050 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
$82.4K $27.00/SF
− Vacancy
−$6.3K −$2.05/SF
EGI
$76.1K $24.95/SF
− OpEx
−$22.8K −$7.48/SF
NOI
$53.3K $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%
$1,065,280
Cap Rate 7%
$760,914
Cap Rate 9%
$591,822
Alternative Uses
Best Use
Multifamily LT 5
$760.9K
$665.8K – $887.7K
NOI $53,264 @ 7.0% cap · market cap 2.98%
Second Best
Apartment 5plus
$701.1K
$613.5K – $818.0K
NOI $49,077 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$1.63M
$1.43M – $1.91M
NOI $114,307 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 91016, CA
41,852
Population
16,171
Households
2.6
Avg Household Size
41
Median Age
44%
College-Educated
90%
High-School Grad
8.5 sq mi
ZIP Area
4,924
Density / Sq Mi
$99,555
Median Household Income
$51,120
Median Earnings
$2,008
Median Rent
$874,100
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?
Duplex - Two residences offer distinct living spaces with separate gas, water, and electric meters.
Where is this duplex located?
The property is located at 2346 1/2 Fairgreen Ave Monrovia, CA.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Two separate residences on a 12,250 sq. ft. lot; Primary residence includes 6 bedrooms, 3 bathrooms, and 1,850 sq. ft.; Separate ADU offers 4 bedrooms, 2 bathrooms, and 1,200 sq. ft.
