Four-Unit Multifamily with Carport
For Sale
$1,288,000
2721 S Fremont, Alhambra, CA 91803
Well-maintained quadplex with four 1-bedroom units, updated 2025 plumbing, and assigned carport parking for each home.
Property Size2,230 SF
Days on Market61
Property Features for 2721 S Fremont
General Information
Standard status
Active
Size
2,230 SF
Total Parking Spaces
4
Property subtype
Quadruplex
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Building Size
2,230 SF
Year Built
1950
Listing Agency:
Art Del Rey Realty, Inc.
(626) 358-4560
Listed By:
Pamela DelRey · License #00864033
Source:
Archetyperealty
Added: Jun 29
Changed: Aug 24
Last Checked: Aug 26 at 2:22PM
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 Art Del Rey Realty, Inc.
Investment Insights
Based on property information with market context.
This four-unit multifamily property features four 1-bedroom, 1-bath layouts. Each unit has gravity floor heating and carpet and linoleum flooring, with original hardwood floors noted underneath the carpet in the living rooms and bedrooms. Included appliances are four gas stoves, one refrigerator, and one window air conditioning unit. For parking and storage, the property provides four on-site carport parking spaces, one assigned to each unit, along with two private storage rooms attached to the carport. Low-maintenance landscaping includes an automatic sprinkler system. Recent improvements include updated plumbing throughout all four units in 2025, along with exterior updates completed in 2024 including fresh exterior paint, a new wood perimeter fence, and a resurfaced driveway.
Located in the City of Alhambra, the property offers convenient access to major employment centers, universities, medical facilities, shopping, dining, and entertainment. It is described as being near key freeway routes, including I-10, I-710, SR-60, and I-5, with nearby proximity to Downtown Los Angeles, Cal State LA, USC, and the USC Medical Center. Additional nearby communities identified in the remarks include Monterey Park, Pasadena, and Arcadia.
For investors or operators seeking a small residential income asset, the property’s four separate units and assigned parking can support day-to-day tenant needs. The seller also notes stable rental income and long-term tenancy, with meaningful capital improvements already completed through 2024 and 2025.
Located in the City of Alhambra, the property offers convenient access to major employment centers, universities, medical facilities, shopping, dining, and entertainment. It is described as being near key freeway routes, including I-10, I-710, SR-60, and I-5, with nearby proximity to Downtown Los Angeles, Cal State LA, USC, and the USC Medical Center. Additional nearby communities identified in the remarks include Monterey Park, Pasadena, and Arcadia.
For investors or operators seeking a small residential income asset, the property’s four separate units and assigned parking can support day-to-day tenant needs. The seller also notes stable rental income and long-term tenancy, with meaningful capital improvements already completed through 2024 and 2025.
Key Highlights
- Four‑unit multifamily property built in 1950 with four 1‑bedroom, 1‑bath units
- Updated plumbing throughout all four units completed in 2025
- Assigned carport parking: four total carport spaces (one per unit) plus two private storage rooms attached to the carport
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
$38,944
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
3.02%
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%
$778,880
$778.9K
Cap Rate 7%
$556,343
$556.3K
Cap Rate 9%
$432,711
$432.7K
Market Conditions
NOI Build-Up for 2,230 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
$60.2K $27.00/SF
− Vacancy
−$4.6K −$2.05/SF
EGI
$55.6K $24.95/SF
− OpEx
−$16.7K −$7.48/SF
NOI
$38.9K $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%
$778,880
Cap Rate 7%
$556,343
Cap Rate 9%
$432,711
Alternative Uses
Best Use
Multifamily LT 5
$556.3K
$486.8K – $649.1K
NOI $38,944 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$512.6K
$448.5K – $598.0K
NOI $35,882 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,575 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
569
Businesses Nearby
Explore this area
Business Placement
Demographics for 91803, CA
29,374
Population
10,439
Households
2.8
Avg Household Size
42
Median Age
37%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
8,901
Density / Sq Mi
$84,537
Median Household Income
$47,579
Median Earnings
$1,790
Median Rent
$831,800
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 - Well-maintained quadplex with four 1-bedroom units, updated 2025 plumbing, and assigned carport parking for each home.
Where is this quadplex located?
The property is located at 2721 S Fremont Alhambra, CA.
What is the asking price?
The asking price for this property is $1,288,000.
What are key features of this property?
This property features: Four‑unit multifamily property built in 1950 with four 1‑bedroom, 1‑bath units; Updated plumbing throughout all four units completed in 2025; Assigned carport parking: four total carport spaces (one per unit) plus two private storage rooms attached to the carport
