Quadplex with Updated
New
For Sale
$1,595,000
1960 Evergreen St, La Verne, CA 91750
Spacious apartment layouts combine modernized interiors, private outdoor areas, central HVAC, laundry, and covered parking.
Property Size4,336 SF
Lot Size0.18 Acres
Days on Market6
Property Features for 1960 Evergreen St
General Information
Standard status
Active
Size
4,336 SF
Net Rentable
4,336 SF
Lot size
0.18 Acres
Property subtype
Investment
Units
Unit Mix
1 x 3BR/2BA, 3 x 2BR/2BA
Multifamily Units
4
Amenities
central air conditioning and heat
private patios or balconies
onsite laundry facility
additional storage
Building Details
Building Size
4,336 SF
Year Built
1965
Buildings
1
Stories
2
Units
4
Listing Agency:
RE/MAX 2000 REALTY
(626) 427-0786
Listed By:
Kristopher German · License #01800021
(626) 427-0786
Source:
Elliman
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 18 at 9:53AM
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 RE/MAX 2000 REALTY
Investment Insights
Based on property information with market context.
This four-unit residential income property in La Verne includes one three-bedroom, two-bath residence and three two-bedroom, two-bath residences. The building contains approximately 4,336 rentable square feet on a 7,733 sq. ft. lot, with average unit sizes exceeding 1,000 square feet. Central air conditioning and heat, private patios or balconies, onsite laundry, and carport parking with additional storage serve the property.
Recent capital improvements include a new main water line, new main sewer line, newer roof, copper plumbing, updated interiors, and fresh exterior paint. Built in 1965, the property is located near schools, restaurants, retail shopping, and everyday conveniences in La Verne. WalkScore is 70, BikeScore is 62, and TransitScore is 38.
Recent capital improvements include a new main water line, new main sewer line, newer roof, copper plumbing, updated interiors, and fresh exterior paint. Built in 1965, the property is located near schools, restaurants, retail shopping, and everyday conveniences in La Verne. WalkScore is 70, BikeScore is 62, and TransitScore is 38.
Key Highlights
- 4‑unit configuration with one 3‑Bedroom/2‑Bath unit and three 2‑Bedroom/2‑Bath units
- Approximately 4,336 rentable square feet on a 7,733 sq. ft. lot
- New main water line, new main sewer line, newer roof, and copper plumbing
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
$75,722
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
4.75%
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%
$1,514,440
$1.5M
Cap Rate 7%
$1,081,743
$1.1M
Cap Rate 9%
$841,356
$841.4K
Market Conditions
NOI Build-Up for 4,336 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
$117.1K $27.00/SF
− Vacancy
−$8.9K −$2.05/SF
EGI
$108.2K $24.95/SF
− OpEx
−$32.5K −$7.48/SF
NOI
$75.7K $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%
$1,514,440
Cap Rate 7%
$1,081,743
Cap Rate 9%
$841,356
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$946.5K – $1.26M
NOI $75,722 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$996.7K
$872.1K – $1.16M
NOI $69,770 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$2.32M
$2.03M – $2.71M
NOI $162,503 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,022
Businesses Nearby
Explore this area
Business Placement
Demographics for 91750, CA
33,376
Population
12,928
Households
2.6
Avg Household Size
46
Median Age
41%
College-Educated
93%
High-School Grad
18.5 sq mi
ZIP Area
1,804
Density / Sq Mi
$104,827
Median Household Income
$56,417
Median Earnings
$2,217
Median Rent
$789,100
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?
Quadplex - Spacious apartment layouts combine modernized interiors, private outdoor areas, central HVAC, laundry, and covered parking.
Where is this quadplex located?
The property is located at 1960 Evergreen St La Verne, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 4‑unit configuration with one 3‑Bedroom/2‑Bath unit and three 2‑Bedroom/2‑Bath units; Approximately 4,336 rentable square feet on a 7,733 sq. ft. lot; New main water line, new main sewer line, newer roof, and copper plumbing
