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. NEARLY ALL UNITS AVAILABLE FOR RENTAL INCREASES JUNE 1. The city of San Gabriel is NOT subject to any additional rent control outside of statewide rent control ab1482.