Mixed-Use Flex
For Sale
$1,500,000
2346 Durfee, El Monte, CA 91732
High-ceiling warehouse with street-facing office/retail, plus a gated yard, currently tenant-occupied on month-to-month terms.
Property Size4,280 SF
Lot Size0.30 Acres
Price / SF$350.47
Days on Market60
Property Features for 2346 Durfee
General Information
Standard status
Active
Size
4,280 SF
Lot size
0.30 Acres
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Taxes and HOA fees
Annual Taxes
$19,295
Building Details
Building Size
4,280 SF
Year Built
1980
Listing Agency:
REAL BROKERAGE TECHNOLOGIES
Listed By:
Jing Chen · License #01911286
(626) 576-8811
Source:
Archetyperealty
Added: Jul 8
Changed: Aug 31
Last Checked: Sep 5 at 6:40AM
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 REAL BROKERAGE TECHNOLOGIES
Investment Insights
Based on property information with market context.
This mixed-use flex property combines a high-ceiling warehouse with office/retail and storage areas, along with a gated yard for additional flexibility. The usable building area is listed at approximately 4,280 SF, and the lot is approximately 13,046 SF, with the building area noted as buyer to verify with the city. The street-facing office/retail component provides exposure to Durfee Avenue traffic.
The property is located in the El Monte commercial corridor and is described as offering easy access to the 10, 60, and 605 freeways, with nearby business connectivity to Arcadia and Temple City. The asset is currently tenant-occupied on a month-to-month basis at $6,000 per month.
Overall, the configuration supports multiple functional components under one roof, including office/retail frontage and warehouse storage with an outdoor gated area.
The property is located in the El Monte commercial corridor and is described as offering easy access to the 10, 60, and 605 freeways, with nearby business connectivity to Arcadia and Temple City. The asset is currently tenant-occupied on a month-to-month basis at $6,000 per month.
Overall, the configuration supports multiple functional components under one roof, including office/retail frontage and warehouse storage with an outdoor gated area.
Key Highlights
- 1980‑built mixed‑use property with high‑ceiling warehouse, office/retail space, and storage
- Approx. 4,280 SF usable building area (buyer to verify with the city)
- 13,046 SF lot with a gated yard for flexible use and potential expansion
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
$64,562
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
4.30%
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%
$1,291,240
$1.3M
Cap Rate 7%
$922,314
$922.3K
Cap Rate 9%
$717,356
$717.4K
Market Conditions
NOI Build-Up for 4,280 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
$81.1K $18.96/SF
− Vacancy
−$5.2K −$1.21/SF
EGI
$76.0K $17.75/SF
− OpEx
−$11.4K −$2.66/SF
NOI
$64.6K $15.08/SF
Area
El Monte, CA
Vacancy
6.40%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
15.00%
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%
$1,291,240
Cap Rate 7%
$922,314
Cap Rate 9%
$717,356
Alternative Uses
Best Use
Warehouse
$922.3K
$807.0K – $1.08M
NOI $64,562 @ 7.0% cap · market cap 4.30%
Second Best
Industrial
$759.6K
$664.6K – $886.2K
NOI $53,169 @ 7.0% cap · market cap 3.54%
Theoretical Best
Multifamily LT 5
$81.33M
$71.16M – $94.88M
NOI $5,692,926 @ 7.0% cap · market cap 379.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
964
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - High-ceiling warehouse with street-facing office/retail, plus a gated yard, currently tenant-occupied on month-to-month terms.
Where is this flex space located?
The property is located at 2346 Durfee El Monte, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 1980‑built mixed‑use property with high‑ceiling warehouse, office/retail space, and storage; Approx. 4,280 SF usable building area (buyer to verify with the city); 13,046 SF lot with a gated yard for flexible use and potential expansion
