Six-Unit Multifamily
For Sale
Contact for pricing
9614 Live Oak Avenue, Temple City, CA 91780
Six units offer two 2-bedroom/1-bath homes plus four 1-bedroom/1-bath units, with separately metered utilities, carport parking, and on-site laundry.
Property Size4,808 SF
Lot Size0.17 Acres
Price / SF$457.57
Days on Market139
Property Features for 9614 Live Oak Avenue
General Information
Standard status
Active
Size
4,808 SF
Lot size
0.17 Acres
Property subtype
Multifamily
Zoning
Assessor
Additional Details
Multifamily Units
6
Building Details
Buildings
1
Units
6
Tenancy
Multi
Listing Agency:
Re/Max Premier Prop Arcadia
Listed By:
Pauline Cheng · License #00993691
(626) 278-4587
Source:
Crexi
Added: Apr 24
Changed: Sep 8
Last Checked: Jun 23 at 1:29PM
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 Re/Max Premier Prop Arcadia
Investment Insights
Based on property information with market context.
This six-unit multifamily property offers a unit mix of two spacious 2-bedroom/1-bath units and four 1-bedroom/1-bath units, totaling approximately 4,808 rentable square feet on a 7,416 square foot lot. Each unit has separate metering for gas and electricity. The property also includes on-site carport parking for tenants and an on-site laundry room.
Located in Temple City within the Temple City School District, the building is described as surrounded by newer townhomes and condominiums. The remarks note proximity to Westfield Santa Anita, the Arboretum, USC Hospital, and Santa Anita Park, with convenient access to both Arcadia and Temple City amenities.
The property is presented as a long-term income opportunity with no local rent control.
Located in Temple City within the Temple City School District, the building is described as surrounded by newer townhomes and condominiums. The remarks note proximity to Westfield Santa Anita, the Arboretum, USC Hospital, and Santa Anita Park, with convenient access to both Arcadia and Temple City amenities.
The property is presented as a long-term income opportunity with no local rent control.
Key Highlights
- 6‑unit multifamily with a mix of two 2 bed/1 bath units and four 1 bed/1 bath units
- Approximately 4,808 rentable SF on a 7,416 SF lot
- Units are separately metered for gas and electricity
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
$77,365
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
3.52%
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%
$1,547,300
$1.5M
Cap Rate 7%
$1,105,214
$1.1M
Cap Rate 9%
$859,611
$859.6K
Market Conditions
NOI Build-Up for 4,808 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
$152.9K $31.80/SF
− Vacancy
−$12.2K −$2.54/SF
EGI
$140.7K $29.26/SF
− OpEx
−$63.3K −$13.17/SF
NOI
$77.4K $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%
$1,547,300
Cap Rate 7%
$1,105,214
Cap Rate 9%
$859,611
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$967.1K – $1.29M
NOI $77,365 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.57M
$2.25M – $3.00M
NOI $180,193 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,180
Businesses Nearby
Explore this area
Business Placement
Demographics for 91780, CA
35,751
Population
11,953
Households
3
Avg Household Size
43
Median Age
43%
College-Educated
87%
High-School Grad
3.8 sq mi
ZIP Area
9,408
Density / Sq Mi
$101,746
Median Household Income
$48,807
Median Earnings
$2,046
Median Rent
$922,900
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 - Six units offer two 2-bedroom/1-bath homes plus four 1-bedroom/1-bath units, with separately metered utilities, carport parking, and on-site laundry.
Where is this apartment building located?
The property is located at 9614 Live Oak Avenue Temple City, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 6‑unit multifamily with a mix of two 2 bed/1 bath units and four 1 bed/1 bath units; Approximately 4,808 rentable SF on a 7,416 SF lot; Units are separately metered for gas and electricity
