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3201-3211 S Brea Canyon Rd, Diamond Bar, CA 91765
Established commercial center with multiple smaller suites, ample parking, and Commercial Neighborhood zoning.
Property Size25,011 SF
Lot Size2.53 Acres
Price / SF$358.64
Days on Market22
Property Features for 3201-3211 S Brea Canyon Rd
General Information
Standard status
Active
Size
25,011 SF
Total Parking Spaces
97
Lot size
2.53 Acres
Property subtype
Retail
Zoning
Commercial Neighborhood
Occupancy
97%
Investment Type
Value Add
Net Operating Income
$560,656
Site & Location
Traffic Count
221,500 vehicles/day
Highway Access
Yes
Building Details
Year Built
1982
Buildings
6
Tenancy
Multi
Listing Agency:
Faris Lee Investments
Listed By:
Shaun Riley · License #CA 01165160
(949) 221-1807
Source:
Crexi
Added: Aug 13
Changed: Sep 1
Last Checked: Sep 1 at 8:33PM
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 Faris Lee Investments
Investment Insights
Based on property information with market context.
PepperTree Plaza is a 25,011-square-foot shopping center on 2.53 acres, with multiple commercial suites, ample parking, and an average unit size of approximately 900 square feet. Built in 1982, the property is zoned Commercial Neighborhood. Several occupants have expanded into multiple adjoining units, with some using three to five suites within the center.
The property is located at 3201-3211 S Brea Canyon Rd in Diamond Bar, adjacent to the Orange (57) freeway, which records 221,500 VPD. Diamond Bar Boulevard provides nearby freeway on- and off-ramp access. The center also sits next to Country Estates, a 1,600-acre gated community containing 980 custom homes, with reported home values ranging from $2-8 Million. Average annual household income within a 1-mile radius is $175,826.
The property is located at 3201-3211 S Brea Canyon Rd in Diamond Bar, adjacent to the Orange (57) freeway, which records 221,500 VPD. Diamond Bar Boulevard provides nearby freeway on- and off-ramp access. The center also sits next to Country Estates, a 1,600-acre gated community containing 980 custom homes, with reported home values ranging from $2-8 Million. Average annual household income within a 1-mile radius is $175,826.
Key Highlights
- 25,011‑square‑foot shopping center on 2.53 acres
- Commercial Neighborhood zoning
- Average unit size of approximately 900 square feet
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
$553,358
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
6.17%
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%
$11,067,160
$11.1M
Cap Rate 7%
$7,905,114
$7.9M
Cap Rate 9%
$6,148,422
$6.1M
Market Conditions
NOI Build-Up for 25,011 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
$846.4K $33.84/SF
− Vacancy
−$55.9K −$2.23/SF
EGI
$790.5K $31.61/SF
− OpEx
−$237.2K −$9.48/SF
NOI
$553.4K $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%
$11,067,160
Cap Rate 7%
$7,905,114
Cap Rate 9%
$6,148,422
Alternative Uses
Best Use
Retail
$7.91M
$6.92M – $9.22M
NOI $553,358 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.39M
$11.72M – $15.62M
NOI $937,355 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
221,500 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
485
Businesses Nearby
137k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 61%
Shops & Services 26%
Dining 12%
Electronics 1%
H Mart
Groceries
83,088 visits/mo
0.4 miles
AMPM
Shops & Services
16,224 visits/mo
0.3 miles
Starbucks
Dining
15,880 visits/mo
0.5 miles
ARCO
Shops & Services
10,633 visits/mo
0.3 miles
Shell
Shops & Services
8,815 visits/mo
0.3 miles
Demographics for 91765, CA
46,449
Population
16,056
Households
2.9
Avg Household Size
44
Median Age
53%
College-Educated
93%
High-School Grad
18.6 sq mi
ZIP Area
2,497
Density / Sq Mi
$104,737
Median Household Income
$55,141
Median Earnings
$2,395
Median Rent
$878,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Shopping center - Established commercial center with multiple smaller suites, ample parking, and Commercial Neighborhood zoning.
Where is this shopping center located?
The property is located at 3201-3211 S Brea Canyon Rd Diamond Bar, CA.
What is the asking price?
The asking price for this property is $8,970,000.
What are key features of this property?
This property features: 25,011‑square‑foot shopping center on 2.53 acres; Commercial Neighborhood zoning; Average unit size of approximately 900 square feet
