6-Unit Apartment
For Sale
$1,305,683
618 San Gabriel Boulevard, Rosemead, CA 91770
Single-story residences offer two-bedroom layouts, private backyards, and ground-level access.
Property Size4,400 SF
Lot Size0.34 Acres
Price / SF$296.75
Days on Market91
Property Features for 618 San Gabriel Boulevard
General Information
Standard status
Active
Size
4,400 SF
Net Rentable
4,400 SF
Lot size
0.34 Acres
Property subtype
Multifamily
Financials
Cap Rate
6.01%
Gross Rent Multiplier
10.9
Average Monthly Rent
$2,167
Units
Unit Mix
6 x 2BR/1BA
Multifamily Units
6
Building Details
Stories
1
Listing Agency:
CBRE - Ontario
(909) 418-2071
Listed By:
Eric Chen · License #01489184
(909) 418-2071
Source:
Cbre
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 10:56PM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
This six-unit multifamily property comprises approximately 4,400 SF of rentable building area across two side-by-side parcels. The single-story layout places all six units at ground level, with each offering a 2-bedroom/1-bathroom floorplan and an oversized private backyard. One residence includes an attached single-car garage, while the combined land area provides space for on-site parking.
The property is located in unincorporated Rosemead, approximately one block from The Shops at Montebello, a retail center spanning approximately 759,000 SF with more than 120 national and local tenants. Costco, Home Depot, Walmart, In-N-Out, McDonald's, Olive Garden, an AMC Theatre, and Topgolf are within a 5-minute drive. Don Bosco Technical Institute and other grade schools are also within walking distance.
The asset is subject to rent control and currently reflects a 6.01% CAP Rate and 10.9 GRM. The six units are arranged as two side-by-side triplex parcels, providing a distinct physical configuration for multifamily ownership.
The property is located in unincorporated Rosemead, approximately one block from The Shops at Montebello, a retail center spanning approximately 759,000 SF with more than 120 national and local tenants. Costco, Home Depot, Walmart, In-N-Out, McDonald's, Olive Garden, an AMC Theatre, and Topgolf are within a 5-minute drive. Don Bosco Technical Institute and other grade schools are also within walking distance.
The asset is subject to rent control and currently reflects a 6.01% CAP Rate and 10.9 GRM. The six units are arranged as two side-by-side triplex parcels, providing a distinct physical configuration for multifamily ownership.
Key Highlights
- 6‑unit multifamily property with approximately 4,400 SF of rentable building space
- Two side‑by‑side parcels totaling over 14,900 SF of land
- All units are single‑story, ground‑level residences with 2‑bedroom/1‑bathroom layouts
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
$70,800
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
5.42%
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%
$1,416,000
$1.4M
Cap Rate 7%
$1,011,429
$1.0M
Cap Rate 9%
$786,667
$786.7K
Market Conditions
NOI Build-Up for 4,400 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
$139.9K $31.80/SF
− Vacancy
−$11.2K −$2.54/SF
EGI
$128.7K $29.26/SF
− OpEx
−$57.9K −$13.17/SF
NOI
$70.8K $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%
$1,416,000
Cap Rate 7%
$1,011,429
Cap Rate 9%
$786,667
Alternative Uses
Best Use
Apartment 5plus
$1.01M
$885.0K – $1.18M
NOI $70,800 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.36M
$2.06M – $2.75M
NOI $164,902 @ 7.0% cap · market cap 12.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
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?
Apartment building - Single-story residences offer two-bedroom layouts, private backyards, and ground-level access.
Where is this apartment building located?
The property is located at 618 San Gabriel Boulevard Rosemead, CA.
What is the asking price?
The asking price for this property is $1,305,683.
What are key features of this property?
This property features: 6‑unit multifamily property with approximately 4,400 SF of rentable building space; Two side‑by‑side parcels totaling over 14,900 SF of land; All units are single‑story, ground‑level residences with 2‑bedroom/1‑bathroom layouts
