Mixed-Use Property with Residential
New
For Sale
$1,398,000
3548 Granada, El Monte, CA 91731
Retail and office areas are paired with three residential units, including a duplex.
Property Size4,510 SF
Price / SF$309.98
Days on Market1
Property Features for 3548 Granada
General Information
Standard status
Active
Size
4,510 SF
Building Details
Year Built
1940
Listing Agency:
Koenig Properties
Listed By:
Verzhine Uzunyan · License #00984953
(818) 521-8088
Source:
Myfabuloushome
Added: Sep 30
Last Checked: Sep 30 at 2:48PM
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 Koenig Properties
Investment Insights
Based on property information with market context.
This 1940-built mixed-use property contains 4,510 square feet on a combined 13,914-square-foot lot. The commercial portion includes two office spaces; one is vacant, while the other has a month-to-month commercial tenant. The spaces may be joined, and an additional bonus area provides more interior space. Residential improvements include a one-bedroom, one-bath house and a duplex with one three-bedroom, two-bath unit and one three-bedroom, one-bath unit.
Zoning is EMC2D*. The property is near freeways, San Gabriel Valley Airport, shopping, businesses, and transit.
Zoning is EMC2D*. The property is near freeways, San Gabriel Valley Airport, shopping, businesses, and transit.
Key Highlights
- 4,510‑square‑foot property on a combined 13,914‑square‑foot lot
- Two office spaces: one vacant and one occupied by a month‑to‑month commercial tenant
- Residential improvements include a 1‑bedroom/1‑bath house and a duplex with 3‑bedroom/2‑bath and 3‑bedroom/1‑bath units
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
$113,999
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
8.15%
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%
$2,279,980
$2.3M
Cap Rate 7%
$1,628,557
$1.6M
Cap Rate 9%
$1,266,656
$1.3M
Market Conditions
NOI Build-Up for 4,510 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
$166.7K $36.96/SF
− Vacancy
−$3.8K −$0.85/SF
EGI
$162.9K $36.11/SF
− OpEx
−$48.9K −$10.83/SF
NOI
$114.0K $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%
$2,279,980
Cap Rate 7%
$1,628,557
Cap Rate 9%
$1,266,656
Alternative Uses
Best Use
Retail
$1.63M
$1.42M – $1.90M
NOI $113,999 @ 7.0% cap · market cap 8.15%
Second Best
Office B
$1.38M
$1.21M – $1.61M
NOI $96,604 @ 7.0% cap · market cap 6.91%
Theoretical Best
Multifamily LT 5
$85.70M
$74.99M – $99.98M
NOI $5,998,854 @ 7.0% cap · market cap 429.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,817
Businesses Nearby
Explore this area
Business Placement
Demographics for 91731, CA
28,197
Population
8,809
Households
3.2
Avg Household Size
38
Median Age
15%
College-Educated
68%
High-School Grad
3.8 sq mi
ZIP Area
7,420
Density / Sq Mi
$60,887
Median Household Income
$33,530
Median Earnings
$1,583
Median Rent
$614,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail and office areas are paired with three residential units, including a duplex.
Where is this mixed-use property located?
The property is located at 3548 Granada El Monte, CA.
What is the asking price?
The asking price for this property is $1,398,000.
What are key features of this property?
This property features: 4,510‑square‑foot property on a combined 13,914‑square‑foot lot; Two office spaces: one vacant and one occupied by a month‑to‑month commercial tenant; Residential improvements include a 1‑bedroom/1‑bath house and a duplex with 3‑bedroom/2‑bath and 3‑bedroom/1‑bath units
