Two-Story Mixed-Use
For Sale
$2,210,000
193 W Las Tunas Drive, San Gabriel, CA 91776
Commercial Sale, San Gabriel, CA
Property Size7,500 SF
Price / SF$294.67
Days on Market82
Property Features for 193 W Las Tunas Drive
General Information
Property type
Residential
Property subtype
Retail
Directions
Conveniently located on W. Las Tunas Drive, just west of San Gabriel Boulevard with easy access to the I-10 Freeway.
Subdivision
654 - San Gabriel
Standard status
Active
APN
5363031016
Building Details
Year built
1947
Listing Agency:
High Ten Partners, Inc. · Coldwell Banker Real Estate
(626) 289-6660
Listed By:
Lily Yun · License #00947588
(626) 589-5832
Added: Jun 4
Changed: Aug 24
Last Checked: Aug 24 at 11:06PM
MLS# AR26120774
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 193 W Las Tunas Drive in San Gabriel, this approximately 7,500-square-foot mixed-use building was constructed in 1947 and spans two stories. The ground floor contains four retail units, including one vacant space. Seven office suites occupy the second floor, with six measuring approximately 200 square feet and one measuring approximately 150 square feet.
The property combines storefront and office components within a single commercial building in San Gabriel, California. Its existing configuration includes separate retail units at street level and individual professional office spaces above, providing a clearly divided layout for multiple commercial occupants.
The property combines storefront and office components within a single commercial building in San Gabriel, California. Its existing configuration includes separate retail units at street level and individual professional office spaces above, providing a clearly divided layout for multiple commercial occupants.
Key Highlights
- Approximately 7,500 square feet across a two‑story mixed‑use building
- Four ground‑floor retail units, including one vacancy
- Seven second‑floor office suites
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$165,934
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.51%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,318,680
$3.3M
Cap Rate 7%
$2,370,486
$2.4M
Cap Rate 9%
$1,843,711
$1.8M
Market Conditions
NOI Build-Up for 7,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$253.8K $33.84/SF
− Vacancy
−$16.8K −$2.23/SF
EGI
$237.0K $31.61/SF
− OpEx
−$71.1K −$9.48/SF
NOI
$165.9K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,318,680
Cap Rate 7%
$2,370,486
Cap Rate 9%
$1,843,711
Alternative Uses
Best Use
Retail
$2.37M
$2.07M – $2.77M
NOI $165,934 @ 7.0% cap · market cap 7.51%
Second Best
Office B
$2.34M
$2.05M – $2.73M
NOI $163,944 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$4.02M
$3.51M – $4.68M
NOI $281,083 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,744
Businesses Nearby
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor retail and upper-level office suites provide a varied commercial layout in San Gabriel.
Where is this mixed-use property located?
The property is located at 193 W Las Tunas Drive San Gabriel, CA.
What is the asking price?
The asking price for this property is $2,210,000.
What are key features of this property?
This property features: Approximately 7,500 square feet across a two‑story mixed‑use building; Four ground‑floor retail units, including one vacancy; Seven second‑floor office suites
