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11.98 GRM | 5.40% Cap Rate | Seller Motivated 125 N 4th St 5 Unit Apartment Building $1,295,000 ($259,000/Unit) 5.40% Cap Rate Montebello, CA 90640
Investment Highlights
- Family-owned and operated asset | Ideally suited for buyers seeking a strong 1031 exchange (upleg) in a high-demand rental pocket
- Attractive unit mix consisting of one free-standing 2-bedroom, 1-bath home and four 1-bedroom, 1-bath units
- Excellent connectivity to the 60, 5, 710, and 605 freeways, and subject only to AB 1482 with no local rent control
- Located in prime North Montebello, just north of Whittier Blvd | ADU potential, allowing investors to further increase income and overall value
- Pride of ownership, on-site garage parking, and a "Very Walkable" location (Walk Score 79) with convenient access to nearby shops and dining
- This property offers a compelling combination of stable income, desirable fundamentals, and future growth potential
Executive Summary
5-units in North Montebello (located north of Whittier Blvd), presenting an 11.98 GRM and a 5.40% Cap Rate, MOTIVATED SELLER with only 2 properties left in this Family-Owned Portfolio Sale. Attractive investment opportunity, great for 1031 exchange replacement property. Consisting of (1) detached 2 bed + 1 bath house and (4) 1 bed + 1 bath units, all 100% occupied. On-site garage parking (ADU Potential), owner-owned coin-operated laundry machines, very walkable location (79 Walk-Score) with convenient access to shopping, dining, and the 60, 5, 710, and 605 freeways. The property is only subject to AB 1482 with no local rent control. The SB721 (Balcony Law) Inspection Report Completed. A solid combination of current income and future growth potential creating for a favorable purchase. **Check out the property video.
Financial Summary (Actual - 2025) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$106,860
|
$39.96
|
| Other Income |
$1,200
|
$0.45
|
| Vacancy Loss |
$3,242
|
$1.21
|
| Effective Gross Income |
$104,818
|
$39.20
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$34,864
|
$13.04
|
| Net Operating Income |
$69,954
|
$26.16
|
Financial Summary (Actual - 2025)
| Gross Rental Income | |
|---|---|
| Annual | $106,860 |
| Annual Per SF | $39.96 |
| Other Income | |
|---|---|
| Annual | $1,200 |
| Annual Per SF | $0.45 |
| Vacancy Loss | |
|---|---|
| Annual | $3,242 |
| Annual Per SF | $1.21 |
| Effective Gross Income | |
|---|---|
| Annual | $104,818 |
| Annual Per SF | $39.20 |
| Taxes | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Operating Expenses | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Total Expenses | |
|---|---|
| Annual | $34,864 |
| Annual Per SF | $13.04 |
| Net Operating Income | |
|---|---|
| Annual | $69,954 |
| Annual Per SF | $26.16 |
Property Facts
| Price | $1,295,000 | Apartment Style | Low-Rise |
| Price Per Unit | $259,000 | Building Class | C |
| Sale Type | Investment | Lot Size | 0.14 AC |
| Cap Rate | 5.40% | Building Size | 2,674 SF |
| Gross Rent Multiplier | 11.98 | Average Occupancy | 100% |
| No. Units | 5 | No. Stories | 2 |
| Property Type | Multifamily | Year Built/Renovated | 1922/1953 |
| Property Subtype | Apartment | Parking Ratio | 1.2/1,000 SF |
| Zoning | MNR3 - Multiple-Family Residential | ||
| Price | $1,295,000 |
| Price Per Unit | $259,000 |
| Sale Type | Investment |
| Cap Rate | 5.40% |
| Gross Rent Multiplier | 11.98 |
| No. Units | 5 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Low-Rise |
| Building Class | C |
| Lot Size | 0.14 AC |
| Building Size | 2,674 SF |
| Average Occupancy | 100% |
| No. Stories | 2 |
| Year Built/Renovated | 1922/1953 |
| Parking Ratio | 1.2/1,000 SF |
| Zoning | MNR3 - Multiple-Family Residential |
Amenities
Unit Amenities
- Kitchen
Site Amenities
- Laundry Facilities
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 1+1 | 4 | $1,664 | 476 |
| 2+1 | 1 | $2,250 | 768 |
Moderately walkable
60/100
Moderately drivable
70/100
Some public transit
40/100
Very bikeable
80/100
Property Taxes
| Parcel Number | 6346-024-009 | Improvements Assessment | $819,234 (2026) |
| Land Assessment | $546,155 (2026) | Total Assessment | $1,365,389 (2026) |
Property Taxes
Parcel Number
6346-024-009
Land Assessment
$546,155 (2026)
Improvements Assessment
$819,234 (2026)
Total Assessment
$1,365,389 (2026)
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11.98 GRM | 5.40% Cap Rate | Seller Motivated | 125 N 4th St
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