Six-Unit Mixed-Use Retail
For Sale
$2,850,000
413 W Whittier, Montebello, CA 90640
Individually configured retail suites each include a private restroom in a downtown commercial setting.
Property Size8,252 SF
Days on Market39
Property Features for 413 W Whittier
General Information
Standard status
Active
Size
8,252 SF
Total Parking Spaces
15
Property subtype
Retail
Additional Details
Gross Income
$168,000
Frontage
157 ft
Amenities
private restrooms
Building Details
Building Size
8,252 SF
Year Built
1992
Tenancy
Multi
Listing Agency:
1000 Realty Corporation
Listed By:
Ken Fang · License #01236393
(626) 656-8632
Source:
Velocityrealtysd
Added: Jul 29
Changed: Sep 4
Last Checked: Aug 16 at 5:47AM
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 1000 Realty Corporation
Investment Insights
Based on property information with market context.
This mixed-use retail plaza contains six separate units, with a private restroom serving each suite. Built in 1992, the property includes 15 parking spaces behind the building and presents 157 feet of frontage along a main street.
The property is located within the Downtown Montebello Specific Plan and is within walking distance of supermarkets and other commercial establishments. Long-term tenants occupy the retail units, providing an established operating configuration for the property.
The property is located within the Downtown Montebello Specific Plan and is within walking distance of supermarkets and other commercial establishments. Long-term tenants occupy the retail units, providing an established operating configuration for the property.
Key Highlights
- Six‑unit retail plaza with a private restroom in every unit
- 157 feet of frontage facing a main street
- 15 parking spaces located at the rear of the property
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
$182,572
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
6.41%
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%
$3,651,440
$3.7M
Cap Rate 7%
$2,608,171
$2.6M
Cap Rate 9%
$2,028,578
$2.0M
Market Conditions
NOI Build-Up for 8,252 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
$279.2K $33.84/SF
− Vacancy
−$18.4K −$2.23/SF
EGI
$260.8K $31.61/SF
− OpEx
−$78.2K −$9.48/SF
NOI
$182.6K $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%
$3,651,440
Cap Rate 7%
$2,608,171
Cap Rate 9%
$2,028,578
Alternative Uses
Best Use
Retail
$2.61M
$2.28M – $3.04M
NOI $182,572 @ 7.0% cap · market cap 6.41%
Second Best
Mixed Use
$2.39M
$2.09M – $2.79M
NOI $167,103 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$4.42M
$3.87M – $5.15M
NOI $309,266 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,721
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Individually configured retail suites each include a private restroom in a downtown commercial setting.
Where is this mixed-use property located?
The property is located at 413 W Whittier Montebello, CA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Six‑unit retail plaza with a private restroom in every unit; 157 feet of frontage facing a main street; 15 parking spaces located at the rear of the property
