Five-Building Mixed-Use
New
For Sale
$5,100,000
2319-2333 Durfee Ave, El Monte, CA 91732
Five single-story buildings comprise the mixed-use property along Durfee Avenue.
Property Size10,355 SF
Days on Market3
Property Features for 2319-2333 Durfee Ave
General Information
Standard status
Active
Size
10,355 SF
Total Parking Spaces
39
Property subtype
Mixed Use
Zoning
MMU
Building Details
Building Size
10,355 SF
Year Built
1979
Listing Agency:
(626) 731-8213
Listed By:
Katharine Hou
(626) 731-8213
Source:
Cbcworldwide
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 9:00PM
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 Katharine Hou
Investment Insights
Based on property information with market context.
This mixed-use property includes five single-story buildings constructed in 1979. Together, the buildings provide approximately 10,355 square feet of gross leasable area on a 30,542-square-foot parcel. The property is designated MMU, supporting its mixed-use classification.
Approximately 122 feet of frontage along Durfee Avenue provides direct street presence and access in El Monte. The multi-building layout and substantial parcel area define the property’s physical configuration for commercial consideration.
Approximately 122 feet of frontage along Durfee Avenue provides direct street presence and access in El Monte. The multi-building layout and substantial parcel area define the property’s physical configuration for commercial consideration.
Key Highlights
- Five single‑story buildings constructed in 1979
- Approximately 10,355 square feet of gross leasable area
- 30,542‑square‑foot parcel
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
$182,507
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
3.58%
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%
$3,650,140
$3.7M
Cap Rate 7%
$2,607,243
$2.6M
Cap Rate 9%
$2,027,856
$2.0M
Market Conditions
NOI Build-Up for 10,355 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
$310.7K $30.00/SF
− Vacancy
−$18.6K −$1.80/SF
EGI
$292.0K $28.20/SF
− OpEx
−$109.5K −$10.58/SF
NOI
$182.5K $17.63/SF
Area
El Monte, CA
Vacancy
6.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,650,140
Cap Rate 7%
$2,607,243
Cap Rate 9%
$2,027,856
Alternative Uses
Best Use
Mixed Use
$2.61M
$2.28M – $3.04M
NOI $182,507 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$196.76M
$172.17M – $229.56M
NOI $13,773,422 @ 7.0% cap · market cap 270.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
964
Businesses Nearby
Explore this area
Business Placement
Demographics for 91732, CA
60,137
Population
15,995
Households
3.8
Avg Household Size
36
Median Age
15%
College-Educated
66%
High-School Grad
4.5 sq mi
ZIP Area
13,364
Density / Sq Mi
$67,172
Median Household Income
$31,884
Median Earnings
$1,752
Median Rent
$628,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Five single-story buildings comprise the mixed-use property along Durfee Avenue.
Where is this mixed-use property located?
The property is located at 2319-2333 Durfee Ave El Monte, CA.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: Five single‑story buildings constructed in 1979; Approximately 10,355 square feet of gross leasable area; 30,542‑square‑foot parcel
