Detached 3-Unit
For Sale
$998,000
2018 Potrero, South El Monte, CA 91733
Three residences offer private yards and separate utility meters.
Property Size2,589 SF
Lot Size0.25 Acres
Days on Market19
Property Features for 2018 Potrero
General Information
Standard status
Active
Size
2,589 SF
Lot size
0.25 Acres
Property subtype
Triplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1BA, 2 x 2BR/1BA
Multifamily Units
3
Amenities
private front yard
Building Details
Building Size
2,589 SF
Year Built
1944
Buildings
3
Listing Agency:
eXp Realty of California Inc
Listed By:
David Vuu · License #02232289
Source:
Archetyperealty
Added: Aug 4
Changed: Aug 21
Last Checked: Aug 22 at 11:03AM
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 eXp Realty of California Inc
Investment Insights
Based on property information with market context.
This triplex comprises three detached homes arranged on one 10,830-square-foot lot, with no shared walls between the residences. Each home has its own private front yard and separate meters for all utilities. The front house includes three bedrooms and one bathroom, while the two rear homes each provide two bedrooms and one bathroom. The property was built in 1944.
Located on Potrero in South El Monte, the property is near shopping, dining, schools, parks, and major freeways. Its separate-home layout provides distinct residential spaces within a single multifamily property, with a unit configuration that includes one three-bedroom residence and two two-bedroom residences.
Located on Potrero in South El Monte, the property is near shopping, dining, schools, parks, and major freeways. Its separate-home layout provides distinct residential spaces within a single multifamily property, with a unit configuration that includes one three-bedroom residence and two two-bedroom residences.
Key Highlights
- Three detached homes situated on one 10,830‑square‑foot lot
- Unit mix includes one 3‑bedroom, 1‑bath home and two 2‑bedroom, 1‑bath homes
- Separate meters serve all utilities for each residence
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
$45,213
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
4.53%
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%
$904,260
$904.3K
Cap Rate 7%
$645,900
$645.9K
Cap Rate 9%
$502,367
$502.4K
Market Conditions
NOI Build-Up for 2,589 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
$69.9K $27.00/SF
− Vacancy
−$5.3K −$2.05/SF
EGI
$64.6K $24.95/SF
− OpEx
−$19.4K −$7.48/SF
NOI
$45.2K $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%
$904,260
Cap Rate 7%
$645,900
Cap Rate 9%
$502,367
Alternative Uses
Best Use
Multifamily LT 5
$645.9K
$565.2K – $753.6K
NOI $45,213 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$595.1K
$520.7K – $694.3K
NOI $41,659 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$1.39M
$1.21M – $1.62M
NOI $97,030 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,806
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 residences offer private yards and separate utility meters.
Where is this triplex located?
The property is located at 2018 Potrero South El Monte, CA.
What is the asking price?
The asking price for this property is $998,000.
What are key features of this property?
This property features: Three detached homes situated on one 10,830‑square‑foot lot; Unit mix includes one 3‑bedroom, 1‑bath home and two 2‑bedroom, 1‑bath homes; Separate meters serve all utilities for each residence
