Four-Unit Residential Income
For Sale
Contact for pricing
Pending
9123 E Fairview, San Gabriel, CA 91775
Four separate residences offer a mix of tenant-occupied income and a vacant home for owner use or new tenancy.
Property Size5,300 SF
Lot Size0.50 Acres
Days on Market54
Property Features for 9123 E Fairview
General Information
Standard status
Pending
Size
5,300 SF
Lot size
0.50 Acres
Property subtype
Multifamily
Zoning
Assessor
Occupancy
75%
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Buildings
4
Units
4
Listing Agency:
Navigate Real Estate, Inc.
(949) 939-0418
Listed By:
Matthew Hilliard · License #01958145
Source:
Crexi
Added: Jul 1
Changed: Aug 13
Last Checked: Aug 12 at 6:23AM
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 Navigate Real Estate, Inc.
Investment Insights
Based on property information with market context.
This four-unit residential income property includes four separate residences with a total approximate size of 5,300 square feet. The main residence is vacant and tastefully staged, offering a 4-bedroom, 2.5-bath layout. The remaining homes include a 2-bedroom, 1.5-bath townhome, a 2-bedroom, 1-bath front residence, and a 1-bedroom, 1-bath middle residence. Three of the four residences are currently tenant occupied. Several of the additional units have been updated with fresh paint, new flooring, and remodeled bathrooms, supporting a move-forward, turn-key style setup. The main home is described as having spacious living areas and distinctive features, including dramatic brick fireplaces and an indoor conversation area centered around a suspended fireplace.
The property sits on a lot described as nearly 1/2 acre, with separation between the residences, abundant parking, and a private, estate-like setting. It is also described as being located within the Temple City Unified School District.
From a tenant or owner-occupant standpoint, the configuration supports flexible use: you can occupy the vacant main residence while continuing to receive income from the other three homes, or convert the vacancy to your preferred tenant plan. Showings are limited, with no showings until 7/1/2026.
The property sits on a lot described as nearly 1/2 acre, with separation between the residences, abundant parking, and a private, estate-like setting. It is also described as being located within the Temple City Unified School District.
From a tenant or owner-occupant standpoint, the configuration supports flexible use: you can occupy the vacant main residence while continuing to receive income from the other three homes, or convert the vacancy to your preferred tenant plan. Showings are limited, with no showings until 7/1/2026.
Key Highlights
- Nearly 1/2‑acre property with 4 separate residences totaling approx. 5,300 SF in Temple City Unified School District.
- Main residence: 4BR, 2.5BA, approx. 2,400 SF; currently vacant and staged for move‑in or new tenancy.
- Three residences are tenant occupied, providing immediate rental income while the main home remains vacant.
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
$92,557
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
3.87%
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%
$1,851,140
$1.9M
Cap Rate 7%
$1,322,243
$1.3M
Cap Rate 9%
$1,028,411
$1.0M
Market Conditions
NOI Build-Up for 5,300 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
$143.1K $27.00/SF
− Vacancy
−$10.9K −$2.05/SF
EGI
$132.2K $24.95/SF
− OpEx
−$39.7K −$7.48/SF
NOI
$92.6K $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%
$1,851,140
Cap Rate 7%
$1,322,243
Cap Rate 9%
$1,028,411
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,557 @ 7.0% cap · market cap 3.87%
Second Best
Apartment 5plus
$1.22M
$1.07M – $1.42M
NOI $85,281 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$2.84M
$2.48M – $3.31M
NOI $198,632 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
647
Businesses Nearby
Explore this area
Business Placement
Demographics for 91775, CA
24,252
Population
8,905
Households
2.7
Avg Household Size
43
Median Age
52%
College-Educated
91%
High-School Grad
3.1 sq mi
ZIP Area
7,823
Density / Sq Mi
$113,703
Median Household Income
$52,343
Median Earnings
$2,068
Median Rent
$1,042,600
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 residences offer a mix of tenant-occupied income and a vacant home for owner use or new tenancy.
Where is this quadplex located?
The property is located at 9123 E Fairview San Gabriel, CA.
What is the asking price?
The asking price for this property is $2,388,888.
What are key features of this property?
This property features: Nearly 1/2‑acre property with 4 separate residences totaling approx. 5,300 SF in Temple City Unified School District.; Main residence: 4BR, 2.5BA, approx. 2,400 SF; currently vacant and staged for move‑in or new tenancy.; Three residences are tenant occupied, providing immediate rental income while the main home remains vacant.
