El Monte Retail Investment
For Sale
Contact for pricing
4037 Arden Dr, El Monte, CA 91731
Multi-tenant retail property in El Monte, California for sale.
Property Size4,998 SF
Lot Size0.32 Acres
Price / SF$299.12
Days on Market141
Property Features for 4037 Arden Dr
General Information
Standard status
Active
Size
4,998 SF
Class
B
Lot size
0.32 Acres
Property subtype
Land, Mixed Use, Office, Retail
Zoning
C-2
Occupancy
100%
Investment Type
Value Add
Building Details
Year Built
1987
Year Renovated
2019
Buildings
1
Stories
1
Units
5
Listing Agency:
KW Commercial
Listed By:
Steve Chang · License #CA 01444805
Source:
Crexi
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 11 at 6:50AM
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 KW Commercial
Investment Insights
Based on property information with market context.
Located in El Monte, California, the property at 4037 Arden Drive presents an opportunity to acquire a multi-tenant retail building. Constructed in 1987, the property features approximately 4,998 square feet of commercial space on a 13,900 square foot parcel, which is approximately 0.32 acres. The building is configured into multiple retail suites, suitable for an owner-user or investor. The property is positioned along Arden Drive, near the intersection of Arden Drive and Railroad Drive, benefiting from street visibility, access, and consumer traffic due to nearby commercial and civic destinations. The surrounding area includes government offices such as the DMV and City of El Monte Public Works, retail services, and residential neighborhoods. Its location provides accessibility to the I-10, I-605, and SR-60 Freeways. Currently used as an afterschool tutoring/daycare, the property is zoned C-2 (General Commercial), allowing for a range of retail, office, and service uses including professional offices, personal services, restaurants, medical uses, and neighborhood retail.
Key Highlights
- Multi‑tenant retail property with ±4,998 SF on a ±13,900 SF lot
- Strategic location on Arden Drive with excellent street visibility and high traffic
- Flexible C‑2 (General Commercial) zoning allows for a broad range of uses
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
$126,334
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
8.45%
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%
$2,526,680
$2.5M
Cap Rate 7%
$1,804,771
$1.8M
Cap Rate 9%
$1,403,711
$1.4M
Market Conditions
NOI Build-Up for 4,998 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
$184.7K $36.96/SF
− Vacancy
−$4.2K −$0.85/SF
EGI
$180.5K $36.11/SF
− OpEx
−$54.1K −$10.83/SF
NOI
$126.3K $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%
$2,526,680
Cap Rate 7%
$1,804,771
Cap Rate 9%
$1,403,711
Alternative Uses
Best Use
Retail
$1.80M
$1.58M – $2.11M
NOI $126,334 @ 7.0% cap · market cap 8.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$94.97M
$83.10M – $110.80M
NOI $6,647,954 @ 7.0% cap · market cap 444.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,687
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Multi-tenant retail property in El Monte, California for sale.
Where is this retail space located?
The property is located at 4037 Arden Dr El Monte, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Multi‑tenant retail property with ±4,998 SF on a ±13,900 SF lot; Strategic location on Arden Drive with excellent street visibility and high traffic; Flexible C‑2 (General Commercial) zoning allows for a broad range of uses
