New Construction Quadplex with
New
For Sale
$2,599,000
2509 Tamora Ave A B C D, South El Monte, CA 91733
Four-unit property combines attached residences, accessory dwelling units, garages, and private outdoor space.
Property Size5,391 SF
Lot Size0.26 Acres
Days on Market5
Property Features for 2509 Tamora Ave A B C D
General Information
Standard status
Active
Size
5,391 SF
Total Parking Spaces
8
Lot size
0.26 Acres
Property subtype
Investment
Units
Unit Mix
2 x 4BR/2.5BA, 2 x 3BR/2BA
Multifamily Units
4
Additional Details
Sprinkler System
Yes
Amenities
private front entry gate
solar panels
Building Details
Building Size
5,391 SF
Year Built
2026
Stories
1
Units
4
Listing Agency:
(562) 907-4004
Listed By:
Gerald Green
(562) 907-4004
Source:
Elliman
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 29 at 12:13PM
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 Gerald Green
Investment Insights
Based on property information with market context.
Completed in 2026, this quadplex contains two attached two-story residences and two detached single-story ADUs on an 11,396-square-foot lot. The front residences each provide four bedrooms, two-and-one-half bathrooms, and an attached two-car garage. Each rear ADU includes three bedrooms, two bathrooms, and a private backyard, creating a total of 14 bedrooms and 9.5 bathrooms across the property.
A gated front entrance, extended driveway, secondary driveway, and approximately eight on-site parking stalls serve the four-unit layout. Solar panels and fire sprinklers are also installed. The configuration accommodates multigenerational living, owner occupancy with additional rental units, or an investment arrangement with separate residences. The property is located at 2509 Tamora Ave in South El Monte, California, with a walk score of 71 and a bike score of 49.
A gated front entrance, extended driveway, secondary driveway, and approximately eight on-site parking stalls serve the four-unit layout. Solar panels and fire sprinklers are also installed. The configuration accommodates multigenerational living, owner occupancy with additional rental units, or an investment arrangement with separate residences. The property is located at 2509 Tamora Ave in South El Monte, California, with a walk score of 71 and a bike score of 49.
Key Highlights
- Four‑unit quadplex completed in 2026
- 11,396‑square‑foot lot with 14 total bedrooms and 9.5 bathrooms
- Two front units each feature 4 bedrooms, 2.5 bathrooms, and attached 2‑car garages
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
$94,146
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
3.62%
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%
$1,882,920
$1.9M
Cap Rate 7%
$1,344,943
$1.3M
Cap Rate 9%
$1,046,067
$1.0M
Market Conditions
NOI Build-Up for 5,391 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
$145.6K $27.00/SF
− Vacancy
−$11.1K −$2.05/SF
EGI
$134.5K $24.95/SF
− OpEx
−$40.3K −$7.48/SF
NOI
$94.1K $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%
$1,882,920
Cap Rate 7%
$1,344,943
Cap Rate 9%
$1,046,067
Alternative Uses
Best Use
Multifamily LT 5
$1.34M
$1.18M – $1.57M
NOI $94,146 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$1.24M
$1.08M – $1.45M
NOI $86,746 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$2.89M
$2.53M – $3.37M
NOI $202,042 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
2,163
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?
Quadplex - Four-unit property combines attached residences, accessory dwelling units, garages, and private outdoor space.
Where is this quadplex located?
The property is located at 2509 Tamora Ave A B C D South El Monte, CA.
What is the asking price?
The asking price for this property is $2,599,000.
What are key features of this property?
This property features: Four‑unit quadplex completed in 2026; 11,396‑square‑foot lot with 14 total bedrooms and 9.5 bathrooms; Two front units each feature 4 bedrooms, 2.5 bathrooms, and attached 2‑car garages
