Retail Property in Desirable
For Sale
$950,000
13420 Valley Blvd, La Puente, CA 91746
Retail property with month-to-month tenants in a prime location.
Property Size1,613 SF
Lot Size0.11 Acres
Days on Market268
Property Features for 13420 Valley Blvd
General Information
Standard status
Active
Size
1,613 SF
Lot size
0.11 Acres
Property subtype
Commercial
Building Details
Building Size
1,613 SF
Year Built
1933
Listing Agency:
SOUTHLAND PROPERTIES & ASSOC.
(626) 422-7444
Listed By:
Anthony Hernandez · License #01196583
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 23 at 7:20AM
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 SOUTHLAND PROPERTIES & ASSOC.
Investment Insights
Based on property information with market context.
This retail property is situated in a desirable location for commercial use and is currently occupied by tenants with month-to-month leases.
Key Highlights
- Desirable location for commercial use
- Currently occupied by tenants
- Month‑to‑month lease provides flexibility
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
$35,687
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
3.76%
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%
$713,740
$713.7K
Cap Rate 7%
$509,814
$509.8K
Cap Rate 9%
$396,522
$396.5K
Market Conditions
NOI Build-Up for 1,613 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
$54.6K $33.84/SF
− Vacancy
−$3.6K −$2.23/SF
EGI
$51.0K $31.61/SF
− OpEx
−$15.3K −$9.48/SF
NOI
$35.7K $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%
$713,740
Cap Rate 7%
$509,814
Cap Rate 9%
$396,522
Alternative Uses
Best Use
Retail
$509.8K
$446.1K – $594.8K
NOI $35,687 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$863.6K
$755.7K – $1.01M
NOI $60,452 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
37k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 29%
Home Improvements & Furnishings 1%
McDonald's
Dining
25,730 visits/mo
0.4 miles
7-Eleven
Shops & Services
9,280 visits/mo
0.4 miles
Public Storage
Shops & Services
1,491 visits/mo
0.4 miles
Sunbelt Rentals, Inc.
Home Improvements & Furnishings
526 visits/mo
0.4 miles
Demographics for 91746, CA
29,509
Population
7,315
Households
4
Avg Household Size
37
Median Age
16%
College-Educated
70%
High-School Grad
5.8 sq mi
ZIP Area
5,088
Density / Sq Mi
$84,967
Median Household Income
$37,056
Median Earnings
$1,804
Median Rent
$603,400
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?
Retail space - Retail property with month-to-month tenants in a prime location.
Where is this retail space located?
The property is located at 13420 Valley Blvd La Puente, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Desirable location for commercial use; Currently occupied by tenants; Month‑to‑month lease provides flexibility
