Retail Space Ready to
For Sale
$899,000
9358 Valley, Rosemead, CA 91770
Retail space with approved plans and RTI block construction, ready to develop in Rosemead, CA.
Property Size2,650 SF
Price / SF$339.25
Days on Market49
Property Features for 9358 Valley
General Information
Standard status
Active
Size
2,650 SF
Building Details
Year Built
2014
Listing Agency:
VFCRE, Inc.
Listed By:
Vic Felekian · License #01937692
(818) 618-7716
Source:
Myfabuloushome
Added: Jul 28
Changed: Sep 10
Last Checked: Sep 13 at 1:49PM
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 VFCRE, Inc.
Investment Insights
Based on property information with market context.
This retail space is being offered with approved plans and is listed as RTI, with block construction already underway and ready to develop. The project is positioned for a streamlined next step toward completion based on the provided approvals.
The property is located at 9358 Valley in Rosemead, California. It is available for sale.
With block construction and approved plans in place, this offering may appeal to buyers looking to move forward on a retail build-out under the documented development approach.
The property is located at 9358 Valley in Rosemead, California. It is available for sale.
With block construction and approved plans in place, this offering may appeal to buyers looking to move forward on a retail build-out under the documented development approach.
Key Highlights
- Corner lot with garden/lawn views
- Year built: 2014
- Approved plans for retail space with RTI block construction—ready to develop
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
$58,630
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
6.52%
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%
$1,172,600
$1.2M
Cap Rate 7%
$837,571
$837.6K
Cap Rate 9%
$651,444
$651.4K
Market Conditions
NOI Build-Up for 2,650 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
$89.7K $33.84/SF
− Vacancy
−$5.9K −$2.23/SF
EGI
$83.8K $31.61/SF
− OpEx
−$25.1K −$9.48/SF
NOI
$58.6K $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%
$1,172,600
Cap Rate 7%
$837,571
Cap Rate 9%
$651,444
Alternative Uses
Best Use
Retail
$837.6K
$732.9K – $977.2K
NOI $58,630 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,316 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,384
Businesses Nearby
109k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 65%
Shops & Services 19%
Groceries 14%
Hotels & Casinos 2%
In-N-Out Burger
Dining
44,949 visits/mo
0.5 miles
Grocery Outlet Bargain Market
Groceries
15,356 visits/mo
0.4 miles
Starbucks
Dining
14,858 visits/mo
0.1 miles
Jack in the Box
Dining
11,260 visits/mo
0.5 miles
7-Eleven
Shops & Services
7,506 visits/mo
0.5 miles
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail space with approved plans and RTI block construction, ready to develop in Rosemead, CA.
Where is this storefront property located?
The property is located at 9358 Valley Rosemead, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Corner lot with garden/lawn views; Year built: 2014; Approved plans for retail space with RTI block construction—ready to develop
