Retail and Auto Service
For Sale
$9,490,000
1111-1153 E Washington Blvd, Montebello, CA 90640
Four-building plaza totals 37,045 rentable square feet, including a vacant 5,500 SF restaurant and an auto service retail building.
Property Size37,045 SF
Lot Size2.27 Acres
Price / SF$256.17
Days on Market156
Property Features for 1111-1153 E Washington Blvd
General Information
Standard status
Active
Size
37,045 SF
Lot size
2.27 Acres
Property subtype
Shopping Strip
Additional Details
Road Access
Yes
Amenities
Value-Added Opportunity through Leasing & Management
Low Lease Rates; Significant Rental Upside
$256/SF; Below Replacement Costs
Large Parcel of 2.27 Acres- Potential Redevelopment
Signalized Intersection; Access from Washington Blvd. & Greenwood Ave
Building Details
Building Size
37,045 SF
Year Built
1956
Tenancy
Multi
Listed By:
Drew Wetherholt · License #License(s): CA: 01065168
(909) 456-7019
Source:
Marcusmillichap
Added: Apr 3
Changed: Aug 15
Last Checked: Sep 5 at 3:45AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Drew Wetherholt
Investment Insights
Based on property information with market context.
Fiesta Plaza & Auto Center is a four-building strip commercial property totaling 37,045 rentable square feet, with a total of 26 units. The site includes two general retail buildings totaling 21,820 square feet across 15 units, plus an automotive service/retail building totaling 9,725 square feet across 10 units. Also on-site is a former restaurant space of 5,500 square feet that is currently vacant.
Access to the site is available from both Washington Boulevard and Greenwood Avenue. Most of the property appears to have been built in 1956.
The property is currently configured as multiple retail and service units within the plaza buildings, with the vacant restaurant offering an immediate opportunity for occupancy.
Access to the site is available from both Washington Boulevard and Greenwood Avenue. Most of the property appears to have been built in 1956.
The property is currently configured as multiple retail and service units within the plaza buildings, with the vacant restaurant offering an immediate opportunity for occupancy.
Key Highlights
- Four‑building strip commercial retail plaza totaling 37,045 rentable SF
- Includes a 5,500 SF vacant restaurant space
- Retail buildings total 21,820 SF with 15 units
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
$819,606
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
8.64%
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%
$16,392,120
$16.4M
Cap Rate 7%
$11,708,657
$11.7M
Cap Rate 9%
$9,106,733
$9.1M
Market Conditions
NOI Build-Up for 37,045 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
$1.25M $33.84/SF
− Vacancy
−$82.7K −$2.23/SF
EGI
$1.17M $31.61/SF
− OpEx
−$351.3K −$9.48/SF
NOI
$819.6K $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%
$16,392,120
Cap Rate 7%
$11,708,657
Cap Rate 9%
$9,106,733
Alternative Uses
Best Use
Retail
$11.71M
$10.25M – $13.66M
NOI $819,606 @ 7.0% cap · market cap 8.64%
Second Best
Industrial
$6.18M
$5.41M – $7.22M
NOI $432,911 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$19.83M
$17.35M – $23.14M
NOI $1,388,362 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
930
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Strip mall - Four-building plaza totals 37,045 rentable square feet, including a vacant 5,500 SF restaurant and an auto service retail building.
Where is this strip mall located?
The property is located at 1111-1153 E Washington Blvd Montebello, CA.
What is the asking price?
The asking price for this property is $9,490,000.
What are key features of this property?
This property features: Four‑building strip commercial retail plaza totaling 37,045 rentable SF; Includes a 5,500 SF vacant restaurant space; Retail buildings total 21,820 SF with 15 units
