Mixed-Use Property with Rear
New
For Sale
$1,488,000
223 Valley, Alhambra, CA 91801
CMU-zoned commercial property with alley access, rear parking, and flexibility for office, retail, or mixed-use applications.
Property Size3,000 SF
Price / SF$496
Days on Market7
Property Features for 223 Valley
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
12
Property subtype
Retail
Zoning
CMU
Amenities
private parking
Rectangular
Rectangular.
Building Details
Year Built
1927
Listing Agency:
EXP REALTY
(626) 888-2995
Listed By:
Donald La · License #01928418
Source:
Xome
Added: Aug 7
Changed: Aug 13
Last Checked: Aug 13 at 3:25AM
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 EXP REALTY
Investment Insights
Based on property information with market context.
This mixed-use commercial property occupies a rectangular lot with alley access and private parking positioned behind the building. The property is currently used by an accounting firm and was built in 1927. Its CMU, or Commercial Mixed Use, zoning is identified for office, retail, and mixed-use applications.
The property faces south at 223 Valley in Alhambra and is within walking distance of the Garfield Ave and Valley Blvd intersection. Rear parking accommodates approximately 12 spaces, depending on striping, with final capacity subject to buyer verification. The property has been held by the same ownership since 1997 and is being offered for sale for the first time since then.
The property faces south at 223 Valley in Alhambra and is within walking distance of the Garfield Ave and Valley Blvd intersection. Rear parking accommodates approximately 12 spaces, depending on striping, with final capacity subject to buyer verification. The property has been held by the same ownership since 1997 and is being offered for sale for the first time since then.
Key Highlights
- CMU (Commercial Mixed Use) zoning identified for office, retail, and mixed‑use applications
- Approximately 12 rear parking spots, depending on striping; buyer to verify
- Private rear parking with convenient alley access
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
$66,374
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
4.46%
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%
$1,327,480
$1.3M
Cap Rate 7%
$948,200
$948.2K
Cap Rate 9%
$737,489
$737.5K
Market Conditions
NOI Build-Up for 3,000 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
$101.5K $33.84/SF
− Vacancy
−$6.7K −$2.23/SF
EGI
$94.8K $31.61/SF
− OpEx
−$28.4K −$9.48/SF
NOI
$66.4K $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%
$1,327,480
Cap Rate 7%
$948,200
Cap Rate 9%
$737,489
Alternative Uses
Best Use
Retail
$948.2K
$829.7K – $1.11M
NOI $66,374 @ 7.0% cap · market cap 4.46%
Second Best
Office B
$936.8K
$819.7K – $1.09M
NOI $65,578 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.61M
$1.41M – $1.87M
NOI $112,433 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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 - CMU-zoned commercial property with alley access, rear parking, and flexibility for office, retail, or mixed-use applications.
Where is this mixed-use property located?
The property is located at 223 Valley Alhambra, CA.
What is the asking price?
The asking price for this property is $1,488,000.
What are key features of this property?
This property features: CMU (Commercial Mixed Use) zoning identified for office, retail, and mixed‑use applications; Approximately 12 rear parking spots, depending on striping; buyer to verify; Private rear parking with convenient alley access
