Two-Unit Storefront
For Sale
$950,000
1642 Potrero Grande, Rosemead, CA 91770
Corner commercial property with LCC3* zoning and on-site parking.
Property Size1,750 SF
Price / SF$542.86
Days on Market290
Property Features for 1642 Potrero Grande
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Retail
Zoning
LCC3*
Additional Details
Corner Location
Yes
Building Details
Year Built
1952
Tenancy
Multi
Listing Agency:
Epique Realty
(888) 893-3537
Listed By:
Mihwa Yi · License #01987254
Source:
Xome
Added: Nov 15, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:33PM
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 Epique Realty
Investment Insights
Based on property information with market context.
The property at 1642 Potrero Grande Drive comprises a 1,750-square-foot commercial building completed in 1952. Two separate units provide a multi-tenant configuration, with the site currently occupied by a marijuana-related business. On-site parking is also available.
Positioned at a signalized intersection in Rosemead, the property benefits from exposure to vehicle and pedestrian traffic. The LCC3* commercial zoning designation supports a range of business uses, subject to buyer verification and applicable requirements. The address is near major streets, freeways, established shopping centers, and surrounding residential and commercial areas.
Positioned at a signalized intersection in Rosemead, the property benefits from exposure to vehicle and pedestrian traffic. The LCC3* commercial zoning designation supports a range of business uses, subject to buyer verification and applicable requirements. The address is near major streets, freeways, established shopping centers, and surrounding residential and commercial areas.
Key Highlights
- 1,750‑square‑foot commercial building
- Two separate units for multi‑tenant occupancy
- Located at a signalized intersection
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
$38,718
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
4.08%
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%
$774,360
$774.4K
Cap Rate 7%
$553,114
$553.1K
Cap Rate 9%
$430,200
$430.2K
Market Conditions
NOI Build-Up for 1,750 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
$59.2K $33.84/SF
− Vacancy
−$3.9K −$2.23/SF
EGI
$55.3K $31.61/SF
− OpEx
−$16.6K −$9.48/SF
NOI
$38.7K $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%
$774,360
Cap Rate 7%
$553,114
Cap Rate 9%
$430,200
Alternative Uses
Best Use
Retail
$553.1K
$484.0K – $645.3K
NOI $38,718 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$936.9K
$819.8K – $1.09M
NOI $65,586 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- Yesi's Flowers — 1300 Potrero Grande Dr Ste. B, Rosemead, CA 91770
- The Filippe Corporation — 1300 Potrero Grande Dr, Rosemead, CA 91770
Frequently Asked Questions
What type of property is this?
Storefront property - Corner commercial property with LCC3* zoning and on-site parking.
Where is this storefront property located?
The property is located at 1642 Potrero Grande Rosemead, 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: 1,750‑square‑foot commercial building; Two separate units for multi‑tenant occupancy; Located at a signalized intersection
