OFF MARKET

Off Market Oct 2019 for $3.7M

—

Est. refi paymentEst. refi $19,455/mo

•

— ba

•

12,960

sq ft

9855 Lower Azusa Rd, El Monte, CA 91731

About this home

This investment opportunity consists of a two-story garden apartment complex and contains 16-units constructed in 1959. This building is approximately 12,960 square feet situated on approximately 20,670 square feet of land with pitched roof. Unit Mix is comprised of 16- 2 bedroom 1 bathroom units. Each unit has double sink with garbage disposal, gas range/oven with hood combination. All units have gas wall heaters and in-wall electric air conditioning units. The building amenities consist of newly resurfaced swimming pool, laundry room with two washing machines and two dryer’s, parking for 16 cars. The property is separately metered for gas and electric. Rents are currently below market offering upside potential of approximately 7%+/-. The City of El Monte currently does NOT have a rent control ordinance. State of California rent control ordinance does apply. The property is located in the City of El Monte in the heart of the San Gabriel Valley west of the interchange of Interstates 605 and 10. The properties surrounding the area are developed with residential, commercial and industrial properties. North of the property is a large residential area. South of the property are residential, commercial and industrial properties. The building is conveniently located for tenants shopping and transportation needs.

Multi-familyProperty Type

1959Year Built

0.47 acresLot Size

$292Price/Sq.Ft.

16 spacesParking

Listed by Steven Weinberg •DRE #00857322 • Citadel Ventures, Inc.

Bought with Grady Liu •DRE #01290494 • MacroReal Inv Grp Inc.

Bought with Jared Leung •DRE #01985447 • MacroReal Inv Grp Inc.

Redfin checked: 2 minutes ago

•Source:CRMLS #SR19249004

Redfin Estimate

There isn’t enough information to generate an accurate estimate at this time. Learn More

Market trends in 91780, CA

Last updated August 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

100.1%

+0.2% MoM

Median sale price

$1.1M

$13K MoM

Avg. days on market

38d

3 days MoM

Recently sold homes

1 MoM

New listings for sale

$1,599,900
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$1,599,998
6 beds3 baths3,451 sq ft
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VIDEO TOUR
$695,000
3 beds1.5 baths1,200 sq ft
11161 Basye, El Monte, CA 91731
$520,000
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See all

Provided by Redfin

Sale history for 9855 Lower Azusa Rd

Date

Event

Price

LEASESTAR #2

Jul 9, 2024

Rental Removed

$2,250

$0/sq ft

Jul 9, 2024

Listed for Rent

$2,250

$0/sq ft

RENT. #1

Jun 5, 2023

Rental Removed

—

SDMLS #301767482

Oct 23, 2019

Sold

$3,790,000

$292/sq ft

Jun 19, 2019

Listed

$3,850,000

$297/sq ft

+19

This investment opportunity consists of a two-story garden apartment complex and contains 16-units constructed in 1959. This building is approximately 12,960 square feet situated on approximately 20,670 square feet of land with pitched roof. Unit Mix is comprised of 16- 2 bedroom 1 bathroom units. Each unit has double sink with garbage disposal, gas range/oven with hood combination. All units have gas wall heaters and in-wall electric air conditioning units. The building amenities consist of newly resurfaced swimming pool, laundry room with two washing machines and two dryers, parking for 16 cars. The property is separately metered for gas and electric. Rents are currently below market offering upside potential of approximately 7%+/-. The City of El Monte currently does NOT have a rent control ordinance. State of California rent control ordinance does apply. The property is located in the City of El Monte in the heart of the San Gabriel Valley west of the interchange of Interstates 605 and 10. The properties surrounding the area are developed with residential, commercial and industrial properties. North of the property is a large residential area. South of the property are residential, commercial and industrial properties. The building is conveniently located for tenants shopping and transportation needs.

CRMLS #SR19249004

Oct 23, 2019

Sold

$3,790,000

$292/sq ft

Aug 22, 2019

Listing Removed

—

Jun 19, 2019

Listed

$3,850,000

$297/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$51,799 (+2.7%)

$2,899,254 + $1,245,661

$4,144,915

2024

$50,415 (+2.3%)

$2,899,254 + $1,245,661

$4,144,915

2023

$49,303 (+6.7%)

$2,842,406 + $1,221,237

$4,063,643

2022

$46,201 (−1.7%)

$2,786,673 + $1,197,292

$3,983,965

2021

$46,996 (+1.4%)

$2,732,033 + $1,173,816

$3,905,849

2020

$46,354 (+39.1%)

$2,678,464 + $1,150,800

$3,829,264

2019

$33,334 (+364.1%)

$2,651,000 + $1,139,000

$3,790,000

2018

$7,182 (+2.6%)

$1,841,195 + $790,599

$2,631,794

2017

$7,001 (+4.5%)

$54,891 + $247,152

$302,043

2016

$6,700 (+1.6%)

$54,891 + $247,152

$302,043

2015

$6,597 (−0.3%)

$53,815 + $242,306

$296,121

2014

$6,617 (+1.9%)

$51,969 + $233,992

$285,961

2012

$6,495 (+4.3%)

$51,735 + $232,935

$284,670

2011

$6,226 (+1.7%)

$50,721 + $228,368

$279,089

2010

$6,119 (+2.1%)

$49,727 + $223,891

$273,618

2009

$5,994 (+3.1%)

$49,356 + $222,218

$271,574

2008

$5,812

$49,474 + $222,746

$272,220

Tax history for 9855 Lower Azusa Rd

Year

Property tax

Land + Additions

Assessment*

2025

$51,799 (+2.7%)

$2,899,254 + $1,245,661

$4,144,915

2024

$50,415 (+2.3%)

$2,899,254 + $1,245,661

$4,144,915

2023

$49,303 (+6.7%)

$2,842,406 + $1,221,237

$4,063,643

2022

$46,201 (−1.7%)

$2,786,673 + $1,197,292

$3,983,965

2021

$46,996 (+1.4%)

$2,732,033 + $1,173,816

$3,905,849

2020

$46,354 (+39.1%)

$2,678,464 + $1,150,800

$3,829,264

2019

$33,334 (+364.1%)

$2,651,000 + $1,139,000

$3,790,000

2018

$7,182 (+2.6%)

$1,841,195 + $790,599

$2,631,794

2017

$7,001 (+4.5%)

$54,891 + $247,152

$302,043

2016

$6,700 (+1.6%)

$54,891 + $247,152

$302,043

2015

$6,597 (−0.3%)

$53,815 + $242,306

$296,121

2014

$6,617 (+1.9%)

$51,969 + $233,992

$285,961

2012

$6,495 (+4.3%)

$51,735 + $232,935

$284,670

2011

$6,226 (+1.7%)

$50,721 + $228,368

$279,089

2010

$6,119 (+2.1%)

$49,727 + $223,891

$273,618

2009

$5,994 (+3.1%)

$49,356 + $222,218

$271,574

2008

$5,812

$49,474 + $222,746

$272,220

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Zoning

Beds

Baths

Stories

—

Lot width

—

Lot depth

—

Lot size

0.47 Acres

Year renovated

1959

Sq. Ft.

12,960

Year built

1959

Style

Multi-Family (5+ Unit)

County

Los Angeles County

APN

8589020095

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Apr 24, 2026.

R-4

High-Density Multiple-Family Dwelling Districts

Consistent with the General Plan Land Use Designation of High Density Residential. This zoning district allows for the highest residential densities among residential zoning districts for apartments, townhouses, condominiums and PRDs.; Provide a variety of multi-family residential dwellings ranging from suburban to more urban standards characterized by multi-story residential structures focused around common open space areas and other amenities to suit a spectrum of individual lifestyles and needs.; Maintain the existing character of the city's multiple-family residential neighborhoods, while providing new opportunities for unit additions and infill housing.; Ensure that the scale and design of new development and alterations and additions to existing dwellings are compatible with the scale, mass and character of their neighborhoods, and protect adjacent properties from unreasonable obstruction of light and air.; Provide for appropriate densities within the ranges established in the general plan.; Create opportunities to develop walkable neighborhoods in close proximity to commercial areas, recreational amenities and different modes of transit.

Property details

Parking

Parking / Garage Information
# of Carport Spaces: 16
Carport Detached
Has Parking
# of Parking Spaces: 16

Interior

Laundry Information
Has Laundry
Area

Interior Features
Levels: Two
Security Features: Resident Manager

Unit Type 1 Information
Unit Key Numeric: 10557797
Listing Key Numeric: 363628913
Actual Rent: $22,225
Total # of Beds: 2
# of Garage Spaces: 1
Furnished: Unfurnished
Total Rent: $22,225
Total # of Units: 16

Expenses
Fuel Expense: $652
Trash: $7,897
Total: $105,434
Pool: $2,160
Maintenance: $14,803
Licenses: $566
Insurance: $6,276
Water Sewer: $7,735
Electric: $1,590
New Taxes: $48,125
Gardener: $3,550

Multi-Unit Information
Net Operating Income: $159,974
Average 3 Bed Area Units: Sq. Ft.
Average 2 Bed Area Units: Sq. Ft.
Average 1 Bed Area Units: Sq. Ft.
Sq. Ft.
Total Building Area: 12,960
Gross Spendable Income: $159,974
Gross Scheduled Income: $269,666
Gross Operating Income: $261,576
Gross Multiplier: 14.28
Gross Income: $269,666
Laundry Equipment Own or Lease: Lease
Laundry Income: $2,965.90
# Of Leased Units: 15
# Of Separate Water Meters: 1
# Of Separate Gas Meters: 17
# Of Separate Electric Meters: 17
# Of Buildings: 2
Operating Expense Percent: $38
Vacancy Allowance Rate: 3
Vacancy Allowance: 8090

Exterior

Exterior Information
Fencing: Blockwall, Chain Link
Has Fence
Construction Materials: Stucco

Foundation Information
Foundation Details: Concrete Slab

Exterior Features
Pool Features: Community Pool, In Ground, See Remarks

Lot Information
Elevation Units: Feet
Lot Size Source: Assessor's Data
Lot Features: Level with Street, Lot 20000-39999 Sqft, Lot Shape-Rectangular, Near Public Transit

Property Information
Total # of Units: 16
Common Walls: 2+ common walls
Parcel Number: 8589020095
Attached Property
Total # of Stories: 2
Year Built Source: Public Records

Financial

Assesments Information
Assessments: Unknown

Lease / Rental Details
Operating Expense: $101,602
Other Expense: $1,843
Other Expense Description: Misc.
Rent Control
Tenant Pays: Electricity, Gas
Total Actual Rent: $22,225

Utilities

Utilities Information
Sewer: Sewer or Septic - Unknown
Electricity Connected, Natural Gas Connected
Water Source: District/Public

Location

Neighborhood Information
Community Features: Curbs, Sidewalks, Street Lighting

Location Information
Latitude: 34.09063600
Longitude: -118.05187800
Directions: Between Temple City Blvd and Baldwin Ave.
Road Frontage Type: Access via City Streets
Road Surface Type: Paved
Zoning: TCR1YY

Public facts

Beds: 32
Baths: 16.0
Sq. Ft.: 12,960
Stories: —
Lot Size: 0.47 acres
Style: Multi-Family (5+ Unit)
Year Built: 1959
Year Renovated: 1959
County: Los Angeles County
APN: 8589020095

Home facts updated by county records on Apr 24, 2026

Other

Listing Information
Days Active in MLS: 64
Continuous Days Active in MLS: 64

Listing Agent Information
List Agent First Name: Steven
List Agent Last Name: Weinberg

Listing Office Information
List Office Name: Citadel Ventures, Inc.

Selling Agent Information
Buyer Agent First Name: Grady
Buyer Agent Last Name: Liu
Co-Buyer Agent First Name: Jared
Co-Buyer Agent Last Name: Leung

Selling Office Information
Buyer Office Name: MacroReal Inv Grp Inc.
Co-Buyer Office Name: MacroReal Inv Grp Inc.

Around this home

Schools

La Rosa Elementary School

Public K-3 • Assigned • 0.8mi

9/10

Oak Avenue Intermediate School

Public 7-8 • Assigned • 2.2mi

8/10

Temple City High School

Public 9-12 • Assigned • 2.1mi

10/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Local insights from Redfin agents

The real estate market is becoming more balanced. Buyers have more inventory, more data, and more time to make informed decisions than they did a year ago. Well-priced homes are still moving quickly, but today’s market rewards preparation, strategy,...
2 months ago • Los Angeles County
Peter Santos
Redfin Premier agent
82 deals
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Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

1/10 Fire Factor

Unlikely to be in a wildfire in next 30 years

7/10 Heat Factor

7 days above 98° expected this year, 20 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

6/10 Air Factor

10 unhealthy days expected this year, 10 days in 30 years

Provided by First Street

Historical weather

El Monte, CA • 91731

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9.7 hours in June and 6.8 hours in December, placing it above the U.S. average for solar exposure.

9.7 hrs

6.8 hrs

JuneDecember

Provided by Shadowmap

Is this your home?

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Home values near 9855 Lower Azusa Rd

Data from public records.

Address	Redfin Estimate
9861 Lower Azusa Road, Temple City, CA 3 Beds \| 3 Baths \| 1440 Sq. Ft.	$1,077,075
4829 Agnes Avenue #E, Temple City, CA 3 Beds \| 2.5 Baths \| 1325 Sq. Ft.	$813,899

Address	Redfin Estimate
4823 Agnes Avenue, Temple City, CA 3 Beds \| 2 Baths \| 1166 Sq. Ft.	$978,789
4829 Agnes Avenue #D, Temple City, CA 3 Beds \| - Baths \| 1322 Sq. Ft.	$799,244

Address	Redfin Estimate
4817 Agnes Avenue, Temple City, CA 3 Beds \| - Baths \| 1500 Sq. Ft.	$968,140
4829 Agnes Avenue #C, Temple City, CA 3 Beds \| 3 Baths \| 1322 Sq. Ft.	$681,267

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Market trends in 91780, CA

Sale history for 9855 Lower Azusa Rd

Tax history for 9855 Lower Azusa Rd

Public record

Property details

Around this home

Schools

Lifestyle

Local insights from Redfin agents

Climate risks

Historical weather

Sun exposure

Is this your home?

Nearby similar homes

New listings for sale in 91731

Home values near 9855 Lower Azusa Rd

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