INVESTMENT HIGHLIGHTS
- Prime value-add apartments in the heart of City of San Gabriel with ±24% rental upside potential PLUS 2 ADUs upside
- Extremely Attractive Assumable Loan at 4.05% Fixed until June/July 2029 and due in 2052 (buyer to verify)
- Excellent demographics with ±$130,698 average household income within a mile radius
- Bordered by San Marino, Pasadena, Arcadia, Temple City, and Alhambra; Limited inventory in the “core” City of San Gabriel
- Nearby many new Townhouse/Condominiums developments
- Excellent access to Valley Blvd retail corridor, and FWY 10, Easy access to downtown Los Angeles via FWY 10
PROPERTY HIGHLIGHTS
- Prime location nearby San Gabriel Country Club, Core San Gabriel (not unincorporated area)
- Walk Score 86
- Very well-maintained apartment with excellent curb appeal
- 1971 construction with Central A/C and heating in each unit
- Brand New roof installed in 2024
- Excellent unit mix of one large 3-bedroom Townhouse and ten 2-bedrooms units
- Large units with average unit size of over ±1,100sf to ±1200sf (buyer to verify)
- Large lot size with ample parking (22 spaces) and ability to add 2 ADUs
- Each unit has private/semi-private patio or balcony; 2 units have been fully upgraded (w/ in-unit laundry), and ±4 units have been partially upgraded
- Not under any local rent control (only State AB1482 – maximum rent increases)
- Located within desirable San Gabriel School District
- Separately metered for electricity (no gas), shared laundry room
EXECUTIVE SUMMARY
Growth Investment Group California is proud to offer 121 E Live Oak St, a 11-unit Value-Add apartment in the highly desirable City of San Gabriel. This immaculate and well-maintained property is located right off Del Mar Blvd and within walking distance to San Gabriel Country Club and just several blocks north of Valley Blvd retail corridor. The property is not under any local rent control which allows maximum rent increases under statewide AB1482 ordinance. The property is within the desirable San Gabriel School District. It is being offered with a very attractive Assumable Loan at rock bottom interest rates of 4.05% which is fixed until June/July 2029, and due in 2052 (buyer to verify). The existing CAP Rate is also attractive with significant upside potential!
The property was built in 1971, has a total of ±13,209sqft building size (average unit size is ±1200SF-buyer to verify), and situated on a large ±19,015sqft lot with an excellent curb-appeal and neatly manicured landscaping. It has excellent curb appeal and is complete with central A/C and heating for each unit and tuck-under parking. In addition to rental upside, the large lot allows up-to 2 ADUs to be added in the back parking area (buyer to verify). The property has a brand-new roof that was installed in 2024.
It offers an excellent unit mix of one (1) large 3bedroom+2bathroom townhouse unit, nine (9) large 2bedroom+2bathroom, and one (1) large 2bedroom+1bathroom units. Each unit is large unit with an average size of over 1,000SF, and individually metered for electricity (no gas). The 3-bedroom unit is a townhouse style with 2 bedrooms upstairs, a private patio, and direct access to the parking area. The remaining 2-bedroom units are large units with an excellent layout with some units have private patio/balcony. Two units have been fully upgraded (with in-unit laundry installed), and four units have been partially upgraded with new flooring. This leaves significant value-add potential on the remaining 5 units; or the new owner can take the upgrades to the next level by completely upgrading each unit to its maximum potential.
There are 22 parking spaces that consist of 13 tuck-under parking spaces and 9 open spaces in the back. The building is served by a master water heater. The site should be able to support 2 additional ADUs (Accessory Dwelling Units) in the open space parking area (ADU plan is not approved, listing broker can connect to the architect during due diligence period - buyer to verify).
LOCATION AMENITIES AND ACCESS
The property is in the heart of City of San Gabriel with walking distance to San Gabriel Country Club and just minutes away from Valley Blvd & Del Mar Blvd. Tenants have ease of access to myriads of stores, restaurants, and shopping options along Valley Blvd. It is also within minutes from FWY 10 that connects to downtown Los Angeles. Public transportations are abundant along San Gabriel Blvd and Valley Blvd. The property is within a residential area and has a strong occupancy history due to its excellent location. The city of San Gabriel itself is bordered by City of San Marino, Pasadena, Arcadia, Temple City, and Alhambra.
Often referred to as the “Birthplace” of the Los Angeles metropolitan area, San Gabriel boasts a mixture of Asian, European, and North American cultures. Second and third generation Chinese Americans patronize its diverse array of stores and eateries with most being on Valley Blvd. The San Gabriel Square mall is sometimes referred to as the “Chinese Disneyland” and by the Los Angeles Times as “the great mall of China.” It is in the San Gabriel Unified School District which consistently ranks as one of the highest achieving schools with some of the highest scores possible among public schools in California.