Mixed-Use Property with
For Sale
$1,080,000
3108 Adelia Ave, El Monte, CA 91733
Existing convenience-store and residential occupancy is complemented by adjacent R3 land with additional development potential.
Property Size1,872 SF
Days on Market118
Property Features for 3108 Adelia Ave
General Information
Standard status
Active
Size
1,872 SF
Property subtype
Duplex
Zoning
R3
Occupancy
100%
Additional Details
Average Monthly Rent
$1,500
Multifamily Units
1
Building Details
Building Size
1,872 SF
Year Built
1950
Tenancy
Multi
Listing Agency:
HARVEST REALTY DEVELOPMENT
Listed By:
HSIU CHEN · License #02148908
Source:
Archetyperealty
Added: May 7
Changed: Aug 31
Last Checked: Aug 19 at 2:35PM
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 HARVEST REALTY DEVELOPMENT
Investment Insights
Based on property information with market context.
Built in 1950, this mixed-use property combines a convenience-store storefront with a residential unit, creating two established occupancy components within one asset. The commercial storefront is intended to remain in its current form, while the residential portion may be expanded. Long-term tenants currently occupy both units.
Adjacent to the existing improvements is approximately 7,000 square feet of R3 land. The stated development concept includes 2,800 square feet for residential use and an 800-square-foot ADU. A designer has been engaged, and preliminary plans are available. The property is also near schools and shopping malls, and daycare use is allowed by the city in this area.
Adjacent to the existing improvements is approximately 7,000 square feet of R3 land. The stated development concept includes 2,800 square feet for residential use and an 800-square-foot ADU. A designer has been engaged, and preliminary plans are available. The property is also near schools and shopping malls, and daycare use is allowed by the city in this area.
Key Highlights
- Mixed‑use property with convenience‑store storefront and residential unit
- Built in 1950 with two existing occupancy components
- Approximately 7000 sq ft of adjacent R3 land
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
$47,318
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
4.38%
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%
$946,360
$946.4K
Cap Rate 7%
$675,971
$676.0K
Cap Rate 9%
$525,756
$525.8K
Market Conditions
NOI Build-Up for 1,872 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
$69.2K $36.96/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$67.6K $36.11/SF
− OpEx
−$20.3K −$10.83/SF
NOI
$47.3K $25.28/SF
Area
El Monte, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$946,360
Cap Rate 7%
$675,971
Cap Rate 9%
$525,756
Alternative Uses
Best Use
Apartment 5plus
$33.10M
$28.96M – $38.61M
NOI $2,316,701 @ 7.0% cap · market cap 214.51%
Second Best
Retail
$676.0K
$591.5K – $788.6K
NOI $47,318 @ 7.0% cap · market cap 4.38%
Theoretical Best
Multifamily LT 5
$35.57M
$31.12M – $41.50M
NOI $2,489,990 @ 7.0% cap · market cap 230.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,877
Businesses Nearby
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Existing convenience-store and residential occupancy is complemented by adjacent R3 land with additional development potential.
Where is this mixed-use property located?
The property is located at 3108 Adelia Ave El Monte, CA.
What is the asking price?
The asking price for this property is $1,080,000.
What are key features of this property?
This property features: Mixed‑use property with convenience‑store storefront and residential unit; Built in 1950 with two existing occupancy components; Approximately 7000 sq ft of adjacent R3 land
