Apartment Building with Wall/Window
New
For Sale
$1,972,500
432 N Poplar Avenue, Montebello, CA 90640
MNC2* zoning and 1949 construction characterize this multifamily property in Montebello.
Property Size3,916 SF
Days on Market7
Property Features for 432 N Poplar Avenue
General Information
Standard status
Active
Size
3,916 SF
Total Parking Spaces
9
Property subtype
Residential Income
Zoning
MNC2*
Net Operating Income
$135,362
Amenities
Sidewalks
Wall/Window Unit(s)
Block
Asphalt
Building Details
Building Size
3,916 SF
Year Built
1949
Buildings
1
Stories
1
Listing Agency:
(626) 427-0786
Listed By:
Kristopher German · License #01800021
(626) 427-0786
Source:
Evrealestate
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 8:52AM
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 Kristopher German
Investment Insights
Based on property information with market context.
This apartment building in Montebello was constructed in 1949 and includes wall/window unit features. The property is identified with MNC2* zoning and has block and asphalt exterior elements.
The address is 432 N Poplar Avenue, Montebello, CA 90640, in Los Angeles County. It is positioned east of Montebello Blvd. and north of Whittier Blvd.
The address is 432 N Poplar Avenue, Montebello, CA 90640, in Los Angeles County. It is positioned east of Montebello Blvd. and north of Whittier Blvd.
Key Highlights
- Apartment building constructed in 1949
- MNC2* zoning
- Wall/window unit features
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
$63,012
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
3.19%
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%
$1,260,240
$1.3M
Cap Rate 7%
$900,171
$900.2K
Cap Rate 9%
$700,133
$700.1K
Market Conditions
NOI Build-Up for 3,916 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
$124.5K $31.80/SF
− Vacancy
−$10.0K −$2.54/SF
EGI
$114.6K $29.26/SF
− OpEx
−$51.6K −$13.17/SF
NOI
$63.0K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,260,240
Cap Rate 7%
$900,171
Cap Rate 9%
$700,133
Alternative Uses
Best Use
Apartment 5plus
$900.2K
$787.7K – $1.05M
NOI $63,012 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.10M
$1.83M – $2.45M
NOI $146,763 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,364
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - MNC2* zoning and 1949 construction characterize this multifamily property in Montebello.
Where is this apartment building located?
The property is located at 432 N Poplar Avenue Montebello, CA.
What is the asking price?
The asking price for this property is $1,972,500.
What are key features of this property?
This property features: Apartment building constructed in 1949; MNC2* zoning; Wall/window unit features
