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Prime 6-unit Value-add near downtown Temple City, Class A Location, NO Local Rent Control, Temple City School District, Owner for 20 years, Large R4 Zone Lot (Clear ADUs Upside), Electrical panels upgraded. 6036-6038 Temple City Blvd, a 6-unit prime value-add apartment investment opportunity located in the highly desirable city of Temple City and within the Temple City School District. Temple City apartment market has always been known as a "high-barrier-to-entry" and "no inventory" market as there is always very limited numbers of multifamily community offered for sale. The properties are located a block from Temple City Downtown area and walking distance/minutes away from Temple City's High school, elementary, and middle schools. Long time owner for 20 years, the property has been meticulously maintained with many upgrades! It is located next to and across from several newer SFR/Townhomes/PUD development. There is no local rent control in Temple City, thus providing maximum allowable rent increase (5% + CPI - maximum 10%). The current income is low with an estimated ±33% below market! The properties are offered at an attractive price per unit and offer a high 5.62% Proforma CAP Rate and 13x Proforma GRM, making this an attractive investment for a savvy buyer. The property consists of two buildings, a front single-story 4-unit and a 2-story duplex in the back (garage underneath). It has a total of 3,552 sf living space and is situated on a large 9,113 sqft lot R4 (high density) zone. It has an excellent curb-appeal and neatly manicured landscaping. The property has good unit mix with one (1) x 2bed+1bath, four (4) x 1bed+1bath, and one (1) x Studio. The property has had some upgrades like upgraded electrical panels and subpanels, newer mini split HVAC system in each unit (in addition to windows AC), updated kitchen, 3 units have laundry hookups (tenant own laundry machines). Each unit has dishwasher, individual water heater and separately metered for electricity and gas (buyer to verify). Most of the tenants are on month-to-month agreements which provide clear value-add opportunities for rent increases (buyer to verify!). Parking is provided by a total of 6 spaces in the back (4 garage and 2 open spaces). There is an extra room with laundry hookups that can be converted into laundry room to bring additional income. The property is a block from Downtown Temple City with just steps away from Las Tunas Drive.
Property Type(s):
Residential Income
| Last Updated | 1/13/2026 | Year Built | 1947 |
|---|---|---|---|
| Community | 661 - Temple City | Garage Spaces | 4.0 |
| County | Los Angeles |
Additional Details
| AIR | Wall/Window Unit(s) |
|---|---|
| AIR CONDITIONING | Yes |
| APPLIANCES | Gas Range |
| AREA | 661 - Temple City |
| FIREPLACE | Yes |
| GARAGE | Yes |
| HEAT | Wall Furnace |
| INTERIOR | Ceiling Fan(s), Granite Counters |
| LOT | 9113 sq ft |
| LOT DESCRIPTION | Landscaped, Level, Near Public Transit, Rectangular Lot |
| LOT DIMENSIONS | 9113 |
| PARKING | Assigned, Concrete, Covered, Driveway, Garage |
| POOL DESCRIPTION | None |
| SEWER | Public Sewer |
| STORIES | 2 |
| TAXES | 24589 |
| UTILITIES | Cable Connected, Electricity Connected, Natural Gas Connected, Phone Available, Sewer Connected, Water Connected |
| VIEW | Yes |
| VIEW DESCRIPTION | Mountain(s) |
| WATER | Public |
Location
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Listed with Growth Investment Group Pasade
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