Triplex with Private Outdoor
For Sale
Under Contract
$1,375,000
616 S 5th Ave, Monrovia, CA 91016
MULTI_FAMILY - Monrovia, CA
Property Size2,522 SF
Lot Size0.19 Acres
Price / SF$545.20
Days on Market74
Property Features for 616 S 5th Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MORH*
Bedrooms
6
Bathrooms
3
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 5, Bathroom 1
Parking features
Garage
Directions
Located on South 5th Ave between W Olive Ave and W Colorado Blvd.
Subdivision
Monrovia
Standard status
Active Under Contract
APN
8506-025-016
Size
2,522 SF
Lot size
0.19 Acres
Utilities
Heating system
Electric (Heating)
Amenities
washer/dryer hookups
private outdoor patio areas
Building Details
Year built
1948
Floors in Building
2
Number of units
3
Listing Agency:
Compass
(310) 230-5478
Listed By:
John Swartz · License #01873487
(310) 779-9929
Added: Jun 4
Changed: Aug 14
Last Checked: Aug 16 at 10:06PM
MLS# 26843347
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 616 S 5th Avenue in Monrovia, this triplex contains 2,522 square feet of building area on a 8,294-square-foot lot. Constructed in 1948, the property includes two two-bedroom, one-bath apartments and a separate two-bedroom, one-bath house. The front residence has front and rear yard areas, while both rear apartments include private patios. Washer/dryer hookups serve all three units, and garage structures provide on-site parking and storage. Electric heating is installed, and tenants pay their own electricity and gas; ownership covers water, trash, and gardening.
The property is zoned MORH* and is subject to AB-1482, without local rent control. The existing garages may be candidates for ADU conversion, subject to City of Monrovia approval, building requirements, permitting, and feasibility review. The 210 Freeway is nearby, and the Monrovia Gold Line Station provides rail access toward Pasadena and beyond. The surrounding area also offers connectivity to employment and institutional destinations in the San Gabriel Valley and greater Los Angeles basin.
The property is zoned MORH* and is subject to AB-1482, without local rent control. The existing garages may be candidates for ADU conversion, subject to City of Monrovia approval, building requirements, permitting, and feasibility review. The 210 Freeway is nearby, and the Monrovia Gold Line Station provides rail access toward Pasadena and beyond. The surrounding area also offers connectivity to employment and institutional destinations in the San Gabriel Valley and greater Los Angeles basin.
Key Highlights
- Three‑unit layout with two 2‑bedroom apartments and one 2‑bedroom standalone house
- 2,522 square feet of building area on an 8,294‑square‑foot lot
- Private yards at the front house plus patios for both rear apartments
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
$44,043
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
3.20%
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%
$880,860
$880.9K
Cap Rate 7%
$629,186
$629.2K
Cap Rate 9%
$489,367
$489.4K
Market Conditions
NOI Build-Up for 2,522 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
$68.1K $27.00/SF
− Vacancy
−$5.2K −$2.05/SF
EGI
$62.9K $24.95/SF
− OpEx
−$18.9K −$7.48/SF
NOI
$44.0K $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%
$880,860
Cap Rate 7%
$629,186
Cap Rate 9%
$489,367
Alternative Uses
Best Use
Multifamily LT 5
$629.2K
$550.5K – $734.1K
NOI $44,043 @ 7.0% cap · market cap 3.20%
Second Best
Apartment 5plus
$579.7K
$507.3K – $676.4K
NOI $40,581 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$1.35M
$1.18M – $1.58M
NOI $94,519 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,860
Businesses Nearby
Explore this area
Business Placement
Demographics for 91016, CA
41,852
Population
16,171
Households
2.6
Avg Household Size
41
Median Age
44%
College-Educated
90%
High-School Grad
8.5 sq mi
ZIP Area
4,924
Density / Sq Mi
$99,555
Median Household Income
$51,120
Median Earnings
$2,008
Median Rent
$874,100
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-unit property with separate outdoor areas, garage parking, and washer/dryer hookups at each residence.
Where is this triplex located?
The property is located at 616 S 5th Ave Monrovia, CA.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: Three‑unit layout with two 2‑bedroom apartments and one 2‑bedroom standalone house; 2,522 square feet of building area on an 8,294‑square‑foot lot; Private yards at the front house plus patios for both rear apartments
