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Four Detached 2BD/1BA Units · 21,578 SF Lot · 3 Units Occupied
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| Income | |
| Potential Gross Revenue | $113,802 |
| Vacancy Allowance (3%) | ($3,414) |
| Effective Gross Revenue | $112,813 |
| Operating Expenses | |
| Real Estate Taxes | $21,250 |
| Gardening | $6,000 |
| Repairs / Supplies | $7,886 |
| Water | $4,652 |
| Trash | $1,378 |
| Insurance | $1,632 |
| Miscellaneous | $2,000 |
| Total Expenses | ($44,798) |
| Net Operating Income | $65,590 |
| Less: Capital Reserves (2%) | ($1,448) |
| Net Cash Flow | $64,278 |
| Unit | Type | Current Rent | Market Rent | Status |
|---|---|---|---|---|
| 9501 | 2 BD / 1 BA | $2,253 | $2,700 | MTM · 17% below |
| 9503 | 2 BD / 1 BA | $2,376 | $2,700 | MTM · 12% below |
| 9503½ | 2 BD / 1 BA | $2,458 | $2,500 | NOW VACANT · Tour-Ready |
| 9503¾ | 2 BD / 1 BA | $2,376 | $2,700 | MTM · 12% below |
| Total | $9,463 /mo | $10,800 /mo | 3 of 4 Occupied | |
| Line Item | 2027 | 2028 | 2029 | 2030 | 2031 | 2032 | 2033 |
|---|---|---|---|---|---|---|---|
| Potential Gross Revenue | $113,802 | $120,288 | $124,435 | $129,730 | $135,369 | $141,267 | $144,621 |
| Vacancy Allowance (3%) | ($3,414) | ($3,606) | ($3,736) | ($3,815) | ($3,978) | ($4,148) | ($4,242) |
| Total Operating Expenses | ($44,798) | ($45,851) | ($46,929) | ($48,034) | ($49,165) | ($50,325) | ($51,513) |
| Net Operating Income | $65,590 | $70,756 | $73,872 | $75,315 | $79,453 | $83,800 | $85,632 |
| Capital Reserves | ($1,312) | ($1,415) | ($1,477) | ($1,506) | ($1,589) | ($1,676) | ($1,713) |
| Net Cash Flow | $64,278 | $69,341 | $72,395 | $73,808 | $77,864 | $82,124 | $83,920 |
| NOI Yield (Unlev.) | 3.86% | 4.16% | 4.35% | 4.43% | 4.67% | 4.93% | 5.04% |
Forward-looking projections only — not guaranteed. 8% rent growth through 2028, 3% thereafter. Based on $1,700,000 purchase price. Andrew Worley, CA DRE #01822979 · eXp Commercial.
Selected from an active set of comparable sales in Temple City and the San Gabriel Valley, all green-highlighted comps represent the most relevant transactions. Recent trades have occurred at cap rates ranging from 4.5% to 6.7%, with price per unit ranging from $283K to $745K and price per square foot from $281 to $711/SF. Garibaldi is offered at $425,000/unit and $544/SF — well-supported by the comp set given its detached configuration, oversized 21,578 SF lot, and immediate rent upside.
| Address | Status | Price | Units | Price/Unit | Price/SF | Lot SF |
|---|---|---|---|---|---|---|
| Active & Pending | ||||||
| 5837 Oak Ave, Temple City | Pending | $1,480,000 | 3 | $493,333 | $515 | 7,162 |
| 5650 Noel Dr, Temple City | Pending | $1,658,000 | 4 | $414,500 | $582 | 7,781 |
| 6233 Rosemead, Temple City | Pending | $1,250,000 | 2 | $625,000 | $511 | 6,784 |
| Recent Closed Sales | ||||||
| 5001 Glickman Ave, Temple City — 4.5% Cap — most similar | Apr 2026 | $1,388,000 | 3 | $462,667 | $663 | 16,553 |
| 9628 Broadway, Temple City — Inferior | Apr 2026 | $1,900,000 | 5 | $380,000 | $400 | 27,242 |
| 312 S Pine St, San Gabriel — Price drop | Apr 2026 | $1,420,000 | 5 | $284,000 | $281 | 7,051 |
| 930 S Charlotte, San Gabriel | Feb 2026 | $1,490,000 | 2 | $745,000 | $624 | 5,705 |
| 5707 Baldwin Ave, Temple City | Feb 2026 | $1,700,000 | 6 | $283,333 | $600 | 9,097 |
| 5333 El Monte Ave, Temple City | Feb 2026 | $1,234,000 | 2 | $617,000 | $711 | 10,150 |
| 9830 Longden Ave, Temple City — Fully remodeled | Jan 2026 | $2,210,000 | 3 | $736,667 | $619 | 19,602 |
| 9501–9503¾ Garibaldi · SUBJECT | Asking | $1,700,000 | 4 | $425,000 | $544 | 21,578 |
Recent comparable sales in Temple City and the San Gabriel Valley have traded at cap rates between 4.5% and 6.7%, with price per unit ranging from $283,333 to $745,000 and price per square foot from $281 to $711/SF. Garibaldi is offered at $425,000/unit and $544/SF, reflecting a premium for its fully detached configuration, half-acre lot, and immediately leaseable vacant unit — while remaining well within the range of recent market transactions.
Five individual floor plans — one master site plan and one per unit. Each 2-bedroom / 1-bath bungalow is a fully detached structure with private outdoor space.
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Full permit history for all four units is available for review on Google Drive.
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