Retail Mini Market with
For Sale
$900,000
4266 Arden DR., El Monte, CA 91731
El Monte, CA
Property Size1,836 SF
Lot Size0.26 Acres
Price / SF$490.20
Days on Market54
Property Features for 4266 Arden DR.
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Laundry Room, Bathroom 2
Lot features
0-1 Unit/ Acre
High school
Arroyo Grande
Elementary school district
El Monte Union High
Middle school district
El Monte Union High
High school district
El Monte Union High
Directions
turn right to Valley Blvd ,Turn left to Adren Dr.
Subdivision
619 - El Monte
Standard status
Active
APN
8576024002
Size
1,836 SF
Lot size
0.26 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1941
Floors in Building
1
Number of units
1
Listing Agency:
RE/MAX Galaxy
(909) 860-8668
Listed By:
Chia Chang · License #02247421
(626) 709-7880
Added: Jul 7
Changed: Aug 29
Last Checked: Aug 29 at 7:06PM
MLS# TR26153084
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering includes approximately 1,836 square feet of retail mini market space paired with a residential home on an approximately 0.26-acre lot. The residential unit features two bedrooms, two bathrooms, and a kitchen. The property is being sold as-is, and buyers and agents are advised to perform their own due diligence.
The parcel is zoned R-1A. The listing notes allowable uses include single-family with ADU and junior ADU, as well as adult and family daycare home and residential care home use categories. Buyers are instructed to verify all uses with the City.
The combination of retail and residential improvements provides a straightforward mixed configuration on one site, with the residential layout supporting options described in the provided zoning/use guidance.
The parcel is zoned R-1A. The listing notes allowable uses include single-family with ADU and junior ADU, as well as adult and family daycare home and residential care home use categories. Buyers are instructed to verify all uses with the City.
The combination of retail and residential improvements provides a straightforward mixed configuration on one site, with the residential layout supporting options described in the provided zoning/use guidance.
Key Highlights
- +/- 1,836 SF retail mini market plus a residential home on a +/- 0.26 AC lot
- Residential unit features 2 bedrooms, 2 bathrooms, and a kitchen
- Zoned R‑1A with allowable uses including Single Family + ADU + Junior ADU and adult/family daycare home
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
$49,723
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
5.52%
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%
$994,460
$994.5K
Cap Rate 7%
$710,329
$710.3K
Cap Rate 9%
$552,478
$552.5K
Market Conditions
NOI Build-Up for 1,836 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
$67.9K $36.96/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$66.3K $36.11/SF
− OpEx
−$16.6K −$9.03/SF
NOI
$49.7K $27.08/SF
Area
El Monte, CA
Vacancy
2.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
25.00%
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%
$994,460
Cap Rate 7%
$710,329
Cap Rate 9%
$552,478
Alternative Uses
Best Use
Apartment 5plus
$32.46M
$28.40M – $37.87M
NOI $2,272,149 @ 7.0% cap · market cap 252.46%
Second Best
Specialty Retail
$710.3K
$621.5K – $828.7K
NOI $49,723 @ 7.0% cap · market cap 5.52%
Theoretical Best
Multifamily LT 5
$34.89M
$30.53M – $40.70M
NOI $2,442,106 @ 7.0% cap · market cap 271.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,097
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - For sale retail mini market plus an on-site two-bedroom, two-bath residential unit on a large R-1A lot.
Where is this mixed-use property located?
The property is located at 4266 Arden DR. El Monte, CA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: +/- 1,836 SF retail mini market plus a residential home on a +/- 0.26 AC lot; Residential unit features 2 bedrooms, 2 bathrooms, and a kitchen; Zoned R‑1A with allowable uses including Single Family + ADU + Junior ADU and adult/family daycare home
