401 E Live Oak St

San Gabriel, CA 91776

$10,225,000
Price
8
Beds
38
Baths
32,601 Sq. Ft.
$314 / Sq. Ft.
32,601
Sq. Ft.
$314
per Sq. Ft.
a view of a house with a yard and plants
a front view of a house with garden
a view of a house with backyard and sitting area
a front view of a house with a yard
a front view of a house with a yard
a front view of a house with a yard and potted plants

Description

Rare opportunity for a 32-unit multifamily investment property located at 401 E. Live Oak Street in San Gabriel, California. The unit mix consists of 17 one-bedroom, 13 two-bedroom, and 2 three bedroom units with large balconies or private patios. Tenants can enjoy views of the central garden courtyard/pool and access to a well-maintained sundeck, enhancing the property's overall experience. The property includes secure gated access, a dedicated single-car covered parking space for each unit, and...Rare opportunity for a 32-unit multifamily investment property located at 401 E. Live Oak Street in San Gabriel, California. The unit mix consists of 17 one-bedroom, 13 two-bedroom, and 2 three bedroom units with large balconies or private patios. Tenants can enjoy views of the central garden courtyard/pool and access to a well-maintained sundeck, enhancing the property's overall experience. The property includes secure gated access, a dedicated single-car covered parking space for each unit, and an on-site laundry facility along with additional supply rooms. This well-maintained asset provides stable rental demand supported by its proximity to the San Gabriel Country Club and surrounding residential community. Live Oak Apartments represents a rare opportunity to acquire a quality multifamily asset in a supply constrained, high-demand San Gabriel/San Marino adjacent location. Attractive in-place financing is available at a fixed rate of 3.92% through November 2026, for immediate cost savings for investors. The property also offers ADU development potential, providing an opportunity to increase unit count and future income. Additionally, a new owner will have the ability to implement a RUBS program, dramatically increasing cash flow and improving overall returns.
  1. Listed by Liza Valayati • DRE #02113813 • Brokerage DRE #02131189 • Valiant Multi-Family Group • 714-357-4148

Property Details for 401 East Live Oak Street

Parking Spaces Total
0
Private Pool
Yes
Total Units
32.0
Building Type
Attached
Lot Size Source
Public Records
Living Area
32601
Assessor Parcel Number
5367-015-014
Property Attached YN
true
LISTING UPDATED: 12/03/2025 01:51 AM

Property Details for 401 East Live Oak Street

StatusActive
MLS #OC25220267
Days on Market88
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeMulti Family
MLS TypeResidential Income / Res Income 2-4 Units
Year Built1961
CountyLos Angeles County

Location

Listing Courtesy of Valiant Multi-Family Group, Liza Valayati, DRE #02113813
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Building Information for 401 East Live Oak Street

Building/Complex401 E Live Oak StFloor-Stories2Residences-Pet Policy-Pet Policy Details-Year Built1961Building Size-

Payment Calculator

$58,319 per month

30 year fixed, 6.28% Interest

Principal and Interest

$50,525

Property Taxes

$7,794

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 401 East Live Oak Street

Income / Expense / Tax Details
Income Details
  • Gross Income: $774,800
  • Gross Scheduled Income: $774,800
  • Vacancy Allowance Rate: 3
  • Gross Operating Income: $751,556
  • Net Operating Income: $459,099
  • Laundry Income: $7,980
Expense Details
  • Operating Expense: $292,457
  • Fuel Expense: $11,862
  • Electric Expense: $4,284
  • Insurance Expense: $0
  • Professional Management Expense: $0
  • Trash Expense: $12,976
  • Water Sewer Expense: $22,773
  • Total Expenses: $292,457
Tax / Assessment Info
  • Tax Tract Number: 0
  • CFD/Mello-Roos Fee: $11,088
  • Tax Lot: 9, 2
Community / Development
Community / Development
  • Community Features: Sidewalks
Property / Structure Info
Interior Features
  • Laundry: Yes
  • Laundry Features: Common Area
Exterior Features
  • Entry Location: Live Oak Street
  • Pool Features: Private
  • Pool Description: Private
  • Pool: Private
  • Pool Heat: Private
Land/Lot Info
  • Lot Features: Paved
  • Number Of Units: 32
  • Land Lease: No
  • Land Lease Type: Fee
  • Levels: Two
  • Water: Public
  • Sewer: Public Sewer
  • Water Source: Public
Parking Info
  • Garage Spaces: 0
  • Parking Garage Spaces: 0
  • Carport Spaces: 0
Property / Structure Info
  • Residential Styles: Res Income 2-4 Units
Unit Information
Unit 1
  • Unit Type Units Total: 17
  • Unit Type Beds Total: 1
  • Unit Type Baths Total: 1
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $1,711
  • Unit Type Total Rent: $29,104
  • Unit Type Pro Forma: 2100
  • Unit Type Type: 1
Unit 2
  • Unit Type Units Total: 9
  • Unit Type Beds Total: 2
  • Unit Type Baths Total: 1
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $2,136
  • Unit Type Total Rent: $19,224
  • Unit Type Pro Forma: 2400
  • Unit Type Type: 2
Unit 3
  • Unit Type Units Total: 4
  • Unit Type Beds Total: 2
  • Unit Type Baths Total: 2
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $2,256
  • Unit Type Total Rent: $9,024
  • Unit Type Pro Forma: 2600
  • Unit Type Type: 3
Unit 4
  • Unit Type Units Total: 2
  • Unit Type Beds Total: 3
  • Unit Type Baths Total: 2
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $3,250
  • Unit Type Total Rent: $6,500
  • Unit Type Pro Forma: 3500
  • Unit Type Type: 4
Unit Information
  • Rent Controlled: No
  • Number Of Buildings: 1
  • Number Of Separate Electric Meters: 32
  • Number Of Separate Gas Meters: 32
  • Number Of Separate Water Meters: 2

Property History for 401 East Live Oak Street

DateEvent & SourcePriceAppreciation
Dec 3, 2025

Price Change

CLAW #OC25220267MR

$10,225,000—
Dec 3, 2025

Price Change

CRMLS #OC25220267

$10,225,000—
Dec 2, 2025

Price Change

SDMLS #OC25220267

$10,225,000—
Sep 18, 2025

Listed (Active)

CRMLS #OC25220267

$10,700,000—
Sep 10, 2025

Listed (Active)

SDMLS #OC25220267

$10,700,000—
Sep 10, 2025

Listed (Active)

CLAW #OC25220267MR

$10,700,000—
Jan 15, 2004

Sold (Public Record)

Public Record #126976101

$4,100,000—
Jan 15, 2004

Sold (Public Record)

Public Record #126976101

$4,100,000—
Jan 14, 2004

Sold

VCF #P0-22027105

$4,300,000—
Jan 14, 2004

Sold

CLAW #A320910MR

$4,300,000—
Jan 14, 2004

Sold

CRMLS #CC285947

$4,300,000—
Jan 14, 2004

Sold

CRMLS #A320910

$4,300,000—
Jan 14, 2004

Sold

CLAW #22027105IT

$4,300,000—
Jan 5, 2004

Sold

CLAW #A320915MR

$4,300,000—
Jan 5, 2004

Sold

CRMLS #A320915

$4,300,000—
Oct 27, 2003

Pending

CLAW #A320915MR

—
Oct 27, 2003

Pending

CRMLS #A320915

—
Oct 24, 2003

Pending

CRMLS #A320910

—
Oct 24, 2003

Pending

CLAW #22027105IT

—
Oct 24, 2003

Pending

VCF #P0-22027105

—
Oct 24, 2003

Pending

CLAW #A320910MR

—
Oct 10, 2003

Listed (Active)

VCF #P0-22027105

$4,350,000—
Oct 10, 2003

Listed (Active)

CLAW #A320910MR

$4,350,000—
Oct 10, 2003

Listed (Active)

CRMLS #A320910

$4,350,000—
Oct 10, 2003

Listed (Active)

CRMLS #CC285947

$4,350,000—
Oct 10, 2003

Listed (Active)

CLAW #A320915MR

$4,350,000—
Oct 10, 2003

Listed (Active)

CLAW #22027105IT

$4,350,000—
Oct 10, 2003

Listed (Active)

CRMLS #A320915

$4,350,000—
DateEvent & SourcePrice
12/03/2025

Price Change

CLAW #OC25220267MR

$10,225,000
12/03/2025

Price Change

CRMLS #OC25220267

$10,225,000
12/02/2025

Price Change

SDMLS #OC25220267

$10,225,000
09/18/2025

Listed (Active)

CRMLS #OC25220267

$10,700,000
09/10/2025

Listed (Active)

SDMLS #OC25220267

$10,700,000
09/10/2025

Listed (Active)

CLAW #OC25220267MR

$10,700,000
01/15/2004

Sold (Public Record)

Public Record #126976101

$4,100,000
01/15/2004

Sold (Public Record)

Public Record #126976101

$4,100,000
01/14/2004

Sold

VCF #P0-22027105

$4,300,000
01/14/2004

Sold

CLAW #A320910MR

$4,300,000
01/14/2004

Sold

CRMLS #CC285947

$4,300,000
01/14/2004

Sold

CRMLS #A320910

$4,300,000
01/14/2004

Sold

CLAW #22027105IT

$4,300,000
01/05/2004

Sold

CLAW #A320915MR

$4,300,000
01/05/2004

Sold

CRMLS #A320915

$4,300,000
10/27/2003

Pending

CLAW #A320915MR

—
10/27/2003

Pending

CRMLS #A320915

—
10/24/2003

Pending

CRMLS #A320910

—
10/24/2003

Pending

CLAW #22027105IT

—
10/24/2003

Pending

VCF #P0-22027105

—
10/24/2003

Pending

CLAW #A320910MR

—
10/10/2003

Listed (Active)

VCF #P0-22027105

$4,350,000
10/10/2003

Listed (Active)

CLAW #A320910MR

$4,350,000
10/10/2003

Listed (Active)

CRMLS #A320910

$4,350,000
10/10/2003

Listed (Active)

CRMLS #CC285947

$4,350,000
10/10/2003

Listed (Active)

CLAW #A320915MR

$4,350,000
10/10/2003

Listed (Active)

CLAW #22027105IT

$4,350,000
10/10/2003

Listed (Active)

CRMLS #A320915

$4,350,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 401 East Live Oak Street

Taxable ValueLand$2,843,587Additions$3,273,632Total$6,117,219
Tax Record2025$93,525 ($7,794 / month)
Home Facts
Total Finished SqFt32,601 SqFtAbove Grade Finished SqFt32,601 SqFtLot Size50,624 SqFtStyleMulti-Family Res (5+ Units)Year Built1961ZoningSLR3YYCountyLOS ANGELESAPN5367-015-014

Schools near 401 East Live Oak Street

This home is within San Gabriel Unified School District.
Rating
School
Type
Grades
Distance
Washington Elementary School
Public - K to 5
Jefferson Middle School
Public - 6 to 8
Gabrielino High School
Public - 9 to 12
Del Mar High School
Public - 10 to 12
Rating
School
Distance
Washington Elementary School
PublicK to 5

Jefferson Middle School
Public6 to 8

Gabrielino High School
Public9 to 12

Del Mar High School
Public10 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 401 East Live Oak Street, San Gabriel, CA 91776

401 East Live Oak Street is a multi-family home for sale in San Gabriel, CA 91776. This property was listed for sale on September 10, 2025 by Valiant Multi-Family Group, it's currently listed at $10,225,000. It has been on the market for a total of 88 days and was last sold on January 15, 2004. This listing's school district is San Gabriel Unified School District. Nearby schools include Washington Elementary School, Jefferson Middle School and Gabrielino High School. 401 East Live Oak Street is a 8-bed, 38-bath, 32,601 sqft multi-family home built in 1961.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Valiant Multi-Family Group, Liza Valayati, DRE #02113813

Based on information from one of the following Multiple Listing Services: CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS. Information being provided is for the visitor’s personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.