Updated Four-Unit Apartment
For Sale
$1,650,000
916 South Charlotte Avenue, San Gabriel, CA 91776
Four remodeled units with new double-pane windows, separate electric and gas meters, and dedicated parking spaces.
Property Size2,652 SF
Price / SF$622.17
Days on Market60
Property Features for 916 South Charlotte Avenue
General Information
Standard status
Active
Size
2,652 SF
Total Parking Spaces
8
Property subtype
Residential Income / Res Income 2-4 Units
Zoning
RMA1
Net Operating Income
$71,713
Building Details
Year Built
1960
Buildings
1
Units
4
Listing Agency:
J Harvest Enterprises
(626) 376-3776
Listed By:
JOYCE LIANG · License #01349911
(626) 376-3776
Source:
Compass
Added: Jun 26
Changed: Aug 23
Last Checked: Jul 31 at 2:12PM
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 J Harvest Enterprises
Investment Insights
Based on property information with market context.
This updated four-unit apartment building includes two two-bedroom, one-bath units and two one-bedroom, one-bath units. All units have been remodeled, with new double-pane windows installed throughout. The exterior has been newly painted and includes new exterior lighting. Each unit is separately metered with its own electric and gas meters, and all units are currently occupied.
The property is located near the corner of San Gabriel Blvd and Mission Dr., with convenient access to nearby amenities.
The building layout supports individual tenant utility responsibility, and each unit includes two parking spaces.
The property is located near the corner of San Gabriel Blvd and Mission Dr., with convenient access to nearby amenities.
The building layout supports individual tenant utility responsibility, and each unit includes two parking spaces.
Key Highlights
- 4‑unit updated apartment building near San Gabriel Blvd and Mission Dr.
- Unit mix: two 2BD/1BA units and two 1BD/1BA units.
- All units remodeled with new double‑pane windows.
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
$46,313
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
2.81%
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%
$926,260
$926.3K
Cap Rate 7%
$661,614
$661.6K
Cap Rate 9%
$514,589
$514.6K
Market Conditions
NOI Build-Up for 2,652 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
$71.6K $27.00/SF
− Vacancy
−$5.4K −$2.05/SF
EGI
$66.2K $24.95/SF
− OpEx
−$19.8K −$7.48/SF
NOI
$46.3K $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%
$926,260
Cap Rate 7%
$661,614
Cap Rate 9%
$514,589
Alternative Uses
Best Use
Multifamily LT 5
$661.6K
$578.9K – $771.9K
NOI $46,313 @ 7.0% cap · market cap 2.81%
Second Best
Apartment 5plus
$609.6K
$533.4K – $711.2K
NOI $42,673 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,391 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
962
Businesses Nearby
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four remodeled units with new double-pane windows, separate electric and gas meters, and dedicated parking spaces.
Where is this quadplex located?
The property is located at 916 South Charlotte Avenue San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 4‑unit updated apartment building near San Gabriel Blvd and Mission Dr.; Unit mix: two 2BD/1BA units and two 1BD/1BA units.; All units remodeled with new double‑pane windows.
