4-Unit Detached
For Sale
$1,588,000
Pending
8162 Celito Drive, Rosemead, CA 91770
Four separate residential structures support a partially occupied multifamily property with vacant units available.
Property Size3,534 SF
Lot Size0.65 Acres
Days on Market28
Property Features for 8162 Celito Drive
General Information
Standard status
Pending
Size
3,534 SF
Lot size
0.65 Acres
Property subtype
Quadruplex
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
4
Building Details
Building Size
3,534 SF
Year Built
1954
Buildings
4
Listing Agency:
Real Brokerage Technologies
(626) 493-7727
Listed By:
Jennifer Baluyot · License #02058171
Source:
Archetyperealty
Added: Aug 1
Changed: Aug 21
Last Checked: Aug 26 at 2:04PM
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 Real Brokerage Technologies
Investment Insights
Based on property information with market context.
This quadplex includes four detached residential buildings configured as a legal four-unit income property. The improvements sit on an approximately 28,300-square-foot lot and were built in 1954. Additional structures are also present on the site.
Occupancy is split between tenant-occupied and vacant units, creating a mix of current tenancy and available space. The property is offered in its existing condition. Shopping, restaurants, schools, parks, and public transportation are located nearby, with access to the 10, 60, and 605 Freeways.
Occupancy is split between tenant-occupied and vacant units, creating a mix of current tenancy and available space. The property is offered in its existing condition. Shopping, restaurants, schools, parks, and public transportation are located nearby, with access to the 10, 60, and 605 Freeways.
Key Highlights
- Legal four‑unit property with four detached residential buildings
- Approximately 28,300 sq. ft. lot
- Partially tenant occupied with additional vacant units
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
$61,716
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
3.89%
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%
$1,234,320
$1.2M
Cap Rate 7%
$881,657
$881.7K
Cap Rate 9%
$685,733
$685.7K
Market Conditions
NOI Build-Up for 3,534 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
$95.4K $27.00/SF
− Vacancy
−$7.3K −$2.05/SF
EGI
$88.2K $24.95/SF
− OpEx
−$26.4K −$7.48/SF
NOI
$61.7K $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%
$1,234,320
Cap Rate 7%
$881,657
Cap Rate 9%
$685,733
Alternative Uses
Best Use
Multifamily LT 5
$881.7K
$771.5K – $1.03M
NOI $61,716 @ 7.0% cap · market cap 3.89%
Second Best
Apartment 5plus
$812.4K
$710.8K – $947.8K
NOI $56,865 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,446 @ 7.0% cap · market cap 8.34%
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
566
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?
Quadplex - Four separate residential structures support a partially occupied multifamily property with vacant units available.
Where is this quadplex located?
The property is located at 8162 Celito Drive Rosemead, CA.
What is the asking price?
The asking price for this property is $1,588,000.
What are key features of this property?
This property features: Legal four‑unit property with four detached residential buildings; Approximately 28,300 sq. ft. lot; Partially tenant occupied with additional vacant units
