5-u Value-add West SGV, NO Local Rent Control 4159 Gilman Rd 5 Unit Apartment Building $1,550,000 ($310,000/Unit) 5.21% Cap Rate El Monte, CA 91732

Prime 5-Unit Value-Add Investment in Rapidly Gentrifying West SGV area (No Local Rent Control) | Highly Desirable Layout SFR + Fourplex | Major CAPEX have been completed (Roof, Electrical, Sewer, and Plumbing) | First Time on Market in 21 Years.
For the first time in over two decades, Growth Investment Group California is proud to present 4159 Gilman Rd., a 5-unit value-add investment opportunity in one of El Monte’s most rapidly gentrifying neighborhoods. Situated on a sprawling 12,100+ SF R3 lot, this unique 5-unit property features an ideal layout comprising a large single-family home in the front and a detached fourplex in the rear. This offering provides a 5.20% In-place CAP Rate with a clear upside to take it to 7.21% Proforma CAP Rate.
The property was built in 1946 and consists of 2 buildings, a front single family house, and a fourplex. The property boasts a superb unit mix of all two-bedroom units, including a front house with a bonus den, and offers substantial upside potential through ADU development and laundry income. The property has undergone significant and major recent capital expenditures, including a new roof, upgraded electrical panels, a re-sleeved sewer line, a replaced main water line, and most recently a driveway recoat —significantly limiting future deferred maintenance. Most of these upgrades were completed in 2024. Two of the units in the back have been completely upgraded in 2024 with permits. Each unit has their own private backyard or side yard or deck.
Located in a quiet, predominantly single-family neighborhood surrounded by new townhouse developments, the property is highly attractive to local renters. With no local rent control (subject only to CA AB 1482) and a strategic location providing consistent demand for rental unit, this asset offers the perfect blend of immediate stability and long-term wealth creation.
The property has a total of 10 parking spaces (with extra land to park more). There is no parking soft story retrofit requirement in El Monte. Each unit is separately metered for electricity and gas. There is a laundry room without any machine – new owner can add coin-operated laundry machines to generate additional income.
LOCATION AMENITIES & ACCESS
4159 Gilman Rd benefits from a highly strategic location in one of El Monte’s most rapidly transforming residential neighborhoods. Tenants are drawn to this pocket for its quiet, tree-lined streets, while still enjoying immediate access to major employment hubs, top-tier retail, and excellent transit.
• Top-Tier Educational Access: The property is exceptionally family-friendly, situated directly across the street from La Primaria Elementary School Click to open side panel for more information (making morning drop-offs effortless for tenant families) and within easy walking distance to local high schools such as Fernando R Ledesma High School Click to open side panel for more information and Mountain View High School.
• Premier Retail & Shopping Corridors: * Valley Boulevard & Garvey Avenue: Just minutes away, tenants have access to the vibrant commercial corridors of Valley Blvd and Garvey Ave. These bustling thoroughfares serve as the retail and culinary lifeblood of the area, offering a dense array of supermarkets, cafes, diverse dining options, and everyday conveniences.
o Major Big-Box Anchors: Residents are just a short drive from major retailers, including the nearby Costco Wholesale Click to open side panel for more information for bulk shopping, as well as Target, Home Depot, and the shops at the Santa Anita Mall.
• Commuter's Dream: The property offers seamless connectivity for professionals commuting throughout Los Angeles and the San Gabriel Valley. It is located just minutes from the on-ramps for both the I-605 and I-10 Freeways, providing rapid access to Downtown LA, Pasadena, and the Inland Empire.
• Gentrification & Path of Progress: The immediate surrounding blocks are seeing significant capital injection, marked by the construction of brand-new single-family homes and modern townhouse developments. This wave of gentrification naturally elevates neighborhood desirability, drives up organic rent growth, and provides strong downside protection for your investment.