Two-Story Retail and Office
For Sale
$2,210,000
193 W Las Tunas Dr, San Gabriel, CA 91776
Two-story mixed-use building with four retail units and seven office suites, including one retail vacancy and walkable access.
Property Size7,500 SF
Price / SF$294.67
Days on Market83
Property Features for 193 W Las Tunas Dr
General Information
Standard status
Active
Size
7,500 SF
Property subtype
Commercial
Additional Details
Office Units
7
Building Details
Building Size
7,500 SF
Year Built
1947
Stories
2
Tenancy
Multi
Listing Agency:
ColdwellBanker George Realty
(626) 589-5832
Listed By:
Lily Yun · License #00947588
Source:
Elliman
Added: Jun 4
Changed: Aug 14
Last Checked: Aug 24 at 8:00AM
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 ColdwellBanker George Realty
Investment Insights
Based on property information with market context.
This two-story mixed-use commercial building totals approximately 7,500 square feet and is set up for flexible income and occupancy. The ground floor features four retail units, including one currently available unit. The second floor provides seven individual office suites, with six suites of approximately 200 square feet and one suite of approximately 150 square feet, offering configurations suited to private offices, professional services, or co-working.
Located in the heart of San Gabriel, the property is positioned for visibility and day-to-day convenience. Reported accessibility scores include a walk score of 89 (very walkable), a bike score of 55 (bikeable), and a transit score of 39 (some transit), which can support tenant appeal for business uses that benefit from nearby foot traffic.
For tenants and owner-users, the mix of storefront and office spaces supports multiple operational needs in one building. For investors, the current structure includes both retail and office income streams, with one retail unit vacant to potentially accelerate leasing activity while maintaining the established suite layout upstairs.
Located in the heart of San Gabriel, the property is positioned for visibility and day-to-day convenience. Reported accessibility scores include a walk score of 89 (very walkable), a bike score of 55 (bikeable), and a transit score of 39 (some transit), which can support tenant appeal for business uses that benefit from nearby foot traffic.
For tenants and owner-users, the mix of storefront and office spaces supports multiple operational needs in one building. For investors, the current structure includes both retail and office income streams, with one retail unit vacant to potentially accelerate leasing activity while maintaining the established suite layout upstairs.
Key Highlights
- Two‑story mixed‑use commercial building (c. 1947) with approx. 7,500 SF
- Ground floor has four retail units, including one current retail vacancy
- Second floor includes seven office suites: six at approx. 200 SF and one at approx. 150 SF
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 - Two-story mixed-use building with four retail units and seven office suites, including one retail vacancy and walkable access.
Where is this mixed-use property located?
The property is located at 193 W Las Tunas Dr 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: Two‑story mixed‑use commercial building (c. 1947) with approx. 7,500 SF; Ground floor has four retail units, including one current retail vacancy; Second floor includes seven office suites: six at approx. 200 SF and one at approx. 150 SF
