Flexible Office and Retail
For Sale
$450,000
300 S Garfield Avenue 111, Monterey Park, CA 91754
Turnkey suite with reception, private rooms, and laundry hookups in a multi-tenant building on Garfield Avenue.
Property Size856 SF
Price / SF$525.70
Days on Market83
Property Features for 300 S Garfield Avenue 111
General Information
Standard status
Active
Size
856 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1984
Listing Agency:
High Ten Partners, Inc.
(626) 202-6446
Listed By:
Shumei Kam · License #00798181
(626) 202-6446
Source:
Exitrealty
Added: Jun 3
Changed: Aug 23
Last Checked: Aug 23 at 10:42AM
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 High Ten Partners, Inc.
Investment Insights
Based on property information with market context.
This commercial office/retail suite for sale is located in a well-established multi-tenant building and is approximately 856 square feet. The layout was previously used as a spa and includes a welcoming reception or open service area, multiple private rooms, utility/storage areas, and laundry hookups. Large front windows bring in natural light and provide street-facing presence, while the interior configuration supports a client-facing component alongside practical back-of-house space.
The suite is positioned at 300 S Garfield Ave in Monterey Park, CA 91754, on South Garfield Avenue in the heart of a busy business district. The property’s frontage and access are designed for visibility and convenient arrival, with the surrounding area including retail centers, restaurants, and professional services. WalkScore is listed as 16 (car-dependent) and BikeScore is 7 (somewhat bikeable), reflecting typical local access patterns.
Given its reception-driven entry, multiple private rooms, and utility support, the space can fit owner-users and operators across a range of service-oriented concepts, including professional, medical, wellness, beauty, office, or similar service uses. It also offers straightforward adaptability for a new owner looking to reconfigure the interior while keeping a clear client-facing flow.
The suite is positioned at 300 S Garfield Ave in Monterey Park, CA 91754, on South Garfield Avenue in the heart of a busy business district. The property’s frontage and access are designed for visibility and convenient arrival, with the surrounding area including retail centers, restaurants, and professional services. WalkScore is listed as 16 (car-dependent) and BikeScore is 7 (somewhat bikeable), reflecting typical local access patterns.
Given its reception-driven entry, multiple private rooms, and utility support, the space can fit owner-users and operators across a range of service-oriented concepts, including professional, medical, wellness, beauty, office, or similar service uses. It also offers straightforward adaptability for a new owner looking to reconfigure the interior while keeping a clear client-facing flow.
Key Highlights
- Approximately 856‑SF commercial office/retail suite in a multi‑tenant building on S Garfield Avenue in Monterey Park
- 1984‑built building; suite includes a reception/open service area plus multiple private rooms
- Features utility/storage areas and laundry hookups
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
$18,711
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
4.16%
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%
$374,220
$374.2K
Cap Rate 7%
$267,300
$267.3K
Cap Rate 9%
$207,900
$207.9K
Market Conditions
NOI Build-Up for 856 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
$32.9K $38.40/SF
− Vacancy
−$7.9K −$9.25/SF
EGI
$24.9K $29.15/SF
− OpEx
−$6.2K −$7.29/SF
NOI
$18.7K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$374,220
Cap Rate 7%
$267,300
Cap Rate 9%
$207,900
Alternative Uses
Best Use
Office B
$267.3K
$233.9K – $311.9K
NOI $18,711 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$458.3K
$401.0K – $534.7K
NOI $32,081 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,786
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 91754, CA
33,300
Population
12,754
Households
2.6
Avg Household Size
44
Median Age
38%
College-Educated
82%
High-School Grad
4.5 sq mi
ZIP Area
7,400
Density / Sq Mi
$81,890
Median Household Income
$46,992
Median Earnings
$1,884
Median Rent
$845,000
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?
Spa & wellness property - Turnkey suite with reception, private rooms, and laundry hookups in a multi-tenant building on Garfield Avenue.
Where is this spa & wellness property located?
The property is located at 300 S Garfield Avenue 111 Monterey Park, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 856‑SF commercial office/retail suite in a multi‑tenant building on S Garfield Avenue in Monterey Park; 1984‑built building; suite includes a reception/open service area plus multiple private rooms; Features utility/storage areas and laundry hookups
