Remodeled Triplex with New
New
For Sale
$1,498,000
1809 S Stoneman, Alhambra, CA 91801
Three separate residences offer updated interiors, individual electrical meters, solar panels, and new air-conditioning systems.
Property Size2,498 SF
Days on Market3
Property Features for 1809 S Stoneman
General Information
Standard status
Active
Size
2,498 SF
Property subtype
Investment
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Utilities to Site
Yes
Amenities
solar panels
Building Details
Building Size
2,498 SF
Year Built
1940
Units
3
Listing Agency:
IRN Realty
(626) 447-5100
Listed By:
ALEXANDRA YEUNG · License #01876959
(626) 447-5100
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 5:45AM
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 IRN Realty
Investment Insights
Based on property information with market context.
This triplex at 1809 S Stoneman in Alhambra includes three separate residences. The front unit provides 3 bedrooms, 2 bathrooms, and 1250 sq ft, while the ADU contains 2 bedrooms, 2 bathrooms, and 863 sq ft. The Jr. ADU adds 1 bedroom, 1 bathroom, and 368 sq ft. The front residence has been remodeled throughout, and the ADU and Jr. ADU were completed in 2026 with city inspection.
Property improvements include new kitchens, bathrooms, flooring, paint, and AC units. Electrical service has been upgraded to 200-amp panels, with a separate electrical meter for each unit and solar panels serving all three residences. The property is near schools, parks, and restaurants, with a Walk Score of 79 and a Bike Score of 51.
Property improvements include new kitchens, bathrooms, flooring, paint, and AC units. Electrical service has been upgraded to 200-amp panels, with a separate electrical meter for each unit and solar panels serving all three residences. The property is near schools, parks, and restaurants, with a Walk Score of 79 and a Bike Score of 51.
Key Highlights
- Three separate units with 3‑bedroom, 2‑bedroom, and 1‑bedroom layouts
- Front unit includes 3 bedrooms, 2 bathrooms, and 1250 sq ft
- ADU offers 2 bedrooms, 2 bathrooms, and 863 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
$43,624
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
2.91%
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%
$872,480
$872.5K
Cap Rate 7%
$623,200
$623.2K
Cap Rate 9%
$484,711
$484.7K
Market Conditions
NOI Build-Up for 2,498 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
$67.4K $27.00/SF
− Vacancy
−$5.1K −$2.05/SF
EGI
$62.3K $24.95/SF
− OpEx
−$18.7K −$7.48/SF
NOI
$43.6K $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%
$872,480
Cap Rate 7%
$623,200
Cap Rate 9%
$484,711
Alternative Uses
Best Use
Multifamily LT 5
$623.2K
$545.3K – $727.1K
NOI $43,624 @ 7.0% cap · market cap 2.91%
Second Best
Apartment 5plus
$574.2K
$502.4K – $669.9K
NOI $40,195 @ 7.0% cap · market cap 2.68%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,619 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,218
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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?
Triplex - Three separate residences offer updated interiors, individual electrical meters, solar panels, and new air-conditioning systems.
Where is this triplex located?
The property is located at 1809 S Stoneman Alhambra, CA.
What is the asking price?
The asking price for this property is $1,498,000.
What are key features of this property?
This property features: Three separate units with 3‑bedroom, 2‑bedroom, and 1‑bedroom layouts; Front unit includes 3 bedrooms, 2 bathrooms, and 1250 sq ft; ADU offers 2 bedrooms, 2 bathrooms, and 863 sq ft
