Separately Metered
New
For Sale
$850,000
1949 Fruitvale, South El Monte, CA 91733
Three-unit residential property near shopping, restaurants, services, and regional freeway connections.
Property Size1,946 SF
Days on Market4
Property Features for 1949 Fruitvale
General Information
Standard status
Active
Size
1,946 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
3
Building Details
Building Size
1,946 SF
Year Built
1947
Stories
1
Units
3
Listing Agency:
(323) 517-9225
Listed By:
FABIAN GARCIA · License #01004703
(323) 517-9225
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 8:27AM
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 FABIAN GARCIA
Investment Insights
Based on property information with market context.
This triplex in South El Monte contains three distinct residential units, providing a multi-unit configuration with separate living spaces. Gas and electricity are individually metered, allowing utility usage to be tracked by unit. Built in 1947, the property offers an established residential income format for an investor or an owner occupant seeking additional rental income from the remaining units.
The property is located near Plaza Del Sol, with nearby restaurants including Habit Burger, Panda, and Subway, along with Superior Market, CVS, and additional shops. Regional access includes connections to Interstate 60, Interstate 10, and Interstate 605. Walk Score is 69, Bike Score is 53, and Transit Score is 40.
The property is located near Plaza Del Sol, with nearby restaurants including Habit Burger, Panda, and Subway, along with Superior Market, CVS, and additional shops. Regional access includes connections to Interstate 60, Interstate 10, and Interstate 605. Walk Score is 69, Bike Score is 53, and Transit Score is 40.
Key Highlights
- Three separate residential units
- Gas and electricity separately metered by unit
- Built in 1947
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
$33,984
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
4.00%
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%
$679,680
$679.7K
Cap Rate 7%
$485,486
$485.5K
Cap Rate 9%
$377,600
$377.6K
Market Conditions
NOI Build-Up for 1,946 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
$52.5K $27.00/SF
− Vacancy
−$4.0K −$2.05/SF
EGI
$48.5K $24.95/SF
− OpEx
−$14.6K −$7.48/SF
NOI
$34.0K $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%
$679,680
Cap Rate 7%
$485,486
Cap Rate 9%
$377,600
Alternative Uses
Best Use
Multifamily LT 5
$485.5K
$424.8K – $566.4K
NOI $33,984 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$447.3K
$391.4K – $521.9K
NOI $31,313 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$1.04M
$911.7K – $1.22M
NOI $72,932 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
586
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?
Triplex - Three-unit residential property near shopping, restaurants, services, and regional freeway connections.
Where is this triplex located?
The property is located at 1949 Fruitvale South El Monte, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Three separate residential units; Gas and electricity separately metered by unit; Built in 1947
