Premier Rowland Heights Shopping
For Sale
$37,000,000
18888 Labin Court, Rowland Heights, CA 91748
High-performing shopping center with diverse tenants and upside potential.
Property Size129,451 SF
Price / SF$285.71
Days on Market271
Property Features for 18888 Labin Court
General Information
Standard status
Active
Size
129,451 SF
Property subtype
Retail
Amenities
large courtyard
Building Details
Building Size
129,451 SF
Year Built
2012
Tenancy
Multi
Listing Agency:
SVN Vanguard
(714) 421-2258
Listed By:
Anthony Ying · License #CalDRE #02052345
(714) 421-2258
Source:
Svnvanguard
Added: Nov 21, 2025
Changed: Aug 11
Last Checked: Aug 19 at 5:24AM
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 SVN Vanguard
Investment Insights
Based on property information with market context.
Pearl Plaza is a commercial shopping center in Rowland Heights, California, situated on a 6.13-acre lot. Constructed in 2012, the property includes over 267,000 square feet of retail space, featuring a variety of shops, restaurants, and entertainment venues with national brands and locally owned businesses. The shopping center provides over 822 surface and structured parking spots. The property includes communal areas such as outdoor seating and a central courtyard. Located in a high-traffic area with 96,000 cars passing by daily, the property is highly visible from the Pomona (60) Freeway. The location is surrounded by residential neighborhoods and is accessible from the 60 and 57 freeways. The plaza is situated at the intersection of Colima Road and Nogales Street, in a bustling area with residential and commercial properties. The surrounding area is primarily suburban, with residential communities, townhouses, and apartment complexes located nearby. The property has diverse internet-resistant tenants.
Key Highlights
- High‑traffic location with 96,000+ cars passing daily and high visibility.
- Newly constructed in 2012, minimizing deferred maintenance.
- Sprawling 6.13‑acre lot with over 267,000 square feet of retail space.
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
$2,865,135
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
7.74%
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%
$57,302,700
$57.3M
Cap Rate 7%
$40,930,500
$40.9M
Cap Rate 9%
$31,834,833
$31.8M
Market Conditions
NOI Build-Up for 129,500 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
$4.38M $33.84/SF
− Vacancy
−$289.2K −$2.23/SF
EGI
$4.09M $31.61/SF
− OpEx
−$1.23M −$9.48/SF
NOI
$2.87M $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%
$57,302,700
Cap Rate 7%
$40,930,500
Cap Rate 9%
$31,834,833
Alternative Uses
Best Use
Retail
$40.93M
$35.81M – $47.75M
NOI $2,865,135 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$69.33M
$60.67M – $80.89M
NOI $4,853,366 @ 7.0% cap · market cap 13.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,485
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91748, CA
44,737
Population
14,396
Households
3.1
Avg Household Size
43
Median Age
35%
College-Educated
85%
High-School Grad
14.2 sq mi
ZIP Area
3,150
Density / Sq Mi
$83,455
Median Household Income
$40,988
Median Earnings
$1,922
Median Rent
$781,500
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.
Similar Off Market Nearby
- Hong Kong Plaza — 18438 Colima Rd, Rowland Heights, CA 91748
- Landmark Plaza — Fullerton Rd, Rowland Heights, CA 91748
- Beijing Yogurt — Rowland Heights, CA 91748
- Colima Plaza — 18340 Colima Rd, La Puente, CA 91748
- Working Place. — 2410 Fullerton Rd, Rowland Heights, CA 91748
Frequently Asked Questions
What type of property is this?
Shopping center - High-performing shopping center with diverse tenants and upside potential.
Where is this shopping center located?
The property is located at 18888 Labin Court Rowland Heights, CA.
What is the asking price?
The asking price for this property is $37,000,000.
What are key features of this property?
This property features: High‑traffic location with **96,000+ cars passing daily** and high visibility.; Newly constructed in 2012, minimizing deferred maintenance.; Sprawling 6.13‑acre lot with over 267,000 square feet of retail space.
