Four-Unit Multifamily
For Sale
$1,875,000
5030 Farago Ave, Temple City, CA 91780
Income-producing property with varied unit layouts, private outdoor areas, garages, and one vacant remodeled residence.
Property Size4,640 SF
Days on Market53
Property Features for 5030 Farago Ave
General Information
Standard status
Active
Size
4,640 SF
Property subtype
Multifamily
Occupancy
97%
Amenities
Potential Owner-User Opportunity
Vacant 1,600 SF 3-bed2.5-Bath Unit with Extra Room/Office
Large Lot – 15,762 SF
Private 2-Car Garages
Building Details
Building Size
4,640 SF
Units
4
Listing Agency:
Encino Office
(818) 212-2694
Listed By:
Sev Keshishian · License #License(s): CA: 01887505
(818) 212-2694
Source:
Marcusmillichap
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 31 at 1:06PM
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 Encino Office
Investment Insights
Based on property information with market context.
This four-unit multifamily property was built in 1954 and contains 3,963 square feet on a 15,762-square-foot lot. The unit mix includes a 3-bedroom/1-bathroom residence, a 3-bedroom/2.5-bathroom residence with a bonus room or office, and two 2-bedroom/2-bathroom units. The remodeled 3-bedroom/2.5-bathroom unit is approximately 1,600 square feet, will be delivered vacant, and includes in-unit washer/dryer hookups plus side and rear yards.
Each apartment has a private yard, with artificial grass installed at three units. Individual water heaters serve the apartments, one unit has central HVAC, and gas and electricity are separately metered. The property includes three private 2-car garages, one private 1-car garage, and additional on-site parking. It is subject to California Tenant Protection Act AB 1482, with annual rent increases of 5% plus CPI. The property is located in Temple City near El Monte, North El Monte, and Arcadia, south of Freer Street and west of Santa Anita Avenue.
Each apartment has a private yard, with artificial grass installed at three units. Individual water heaters serve the apartments, one unit has central HVAC, and gas and electricity are separately metered. The property includes three private 2-car garages, one private 1-car garage, and additional on-site parking. It is subject to California Tenant Protection Act AB 1482, with annual rent increases of 5% plus CPI. The property is located in Temple City near El Monte, North El Monte, and Arcadia, south of Freer Street and west of Santa Anita Avenue.
Key Highlights
- Four‑unit property with 3,963 SF building area on a 15,762 SF lot
- Unit mix includes one 3‑bedroom/1‑bathroom, one 3‑bedroom/2.5‑bathroom, and two 2‑bedroom/2‑bathroom units
- Approximately 1,600 SF remodeled unit delivered vacant with bonus room, washer/dryer hookups, and private yards
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
$81,031
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
4.32%
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%
$1,620,620
$1.6M
Cap Rate 7%
$1,157,586
$1.2M
Cap Rate 9%
$900,344
$900.3K
Market Conditions
NOI Build-Up for 4,640 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
$125.3K $27.00/SF
− Vacancy
−$9.5K −$2.05/SF
EGI
$115.8K $24.95/SF
− OpEx
−$34.7K −$7.48/SF
NOI
$81.0K $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%
$1,620,620
Cap Rate 7%
$1,157,586
Cap Rate 9%
$900,344
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.01M – $1.35M
NOI $81,031 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$1.07M
$933.3K – $1.24M
NOI $74,661 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$2.48M
$2.17M – $2.90M
NOI $173,897 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
743
Businesses Nearby
Explore this area
Business Placement
Demographics for 91780, CA
35,751
Population
11,953
Households
3
Avg Household Size
43
Median Age
43%
College-Educated
87%
High-School Grad
3.8 sq mi
ZIP Area
9,408
Density / Sq Mi
$101,746
Median Household Income
$48,807
Median Earnings
$2,046
Median Rent
$922,900
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 - Income-producing property with varied unit layouts, private outdoor areas, garages, and one vacant remodeled residence.
Where is this quadplex located?
The property is located at 5030 Farago Ave Temple City, CA.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Four‑unit property with 3,963 SF building area on a 15,762 SF lot; Unit mix includes one 3‑bedroom/1‑bathroom, one 3‑bedroom/2.5‑bathroom, and two 2‑bedroom/2‑bathroom units; Approximately 1,600 SF remodeled unit delivered vacant with bonus room, washer/dryer hookups, and private yards
