Two-Building Mixed-Use Retail with
For Sale
Contact for pricing
433-441 W Main St, Alhambra, CA 91801
Two mixed-use buildings with residential units over retail businesses on Main St in Alhambra.
Property Size10,080 SF
Price / SF$379.96
Days on Market58
Property Features for 433-441 W Main St
General Information
Standard status
Active
Size
10,080 SF
Property subtype
RETAIL
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
NAI Capital Commercial
(310) 532-9080
Listed By:
Jaxon Ziegenfuss · License #02242493
(818) 720-4478
Source:
Moodyscre
Added: Jul 20
Changed: Sep 11
Last Checked: Sep 14 at 12:32PM
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 NAI Capital Commercial
Investment Insights
Based on property information with market context.
Two mixed-use buildings featuring residential units over retail businesses. The property totals 10,080 SF and is positioned at 433-441 W Main St, Alhambra, CA 91801.
This configuration supports an active retail component at street level with additional residential space above, creating a mixed-income asset structure. The offering includes both buildings as part of the same property.
For buyers seeking a retail-focused mixed-use setup, the combination of retail businesses and residential units within two buildings is the key operational and leasing characteristic of the property.
This configuration supports an active retail component at street level with additional residential space above, creating a mixed-income asset structure. The offering includes both buildings as part of the same property.
For buyers seeking a retail-focused mixed-use setup, the combination of retail businesses and residential units within two buildings is the key operational and leasing characteristic of the property.
Key Highlights
- Two mixed‑use buildings with residential units over retail businesses
- 10,080 SF total property size
- Retail at street level with residential units above
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
$223,016
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
5.82%
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%
$4,460,320
$4.5M
Cap Rate 7%
$3,185,943
$3.2M
Cap Rate 9%
$2,477,956
$2.5M
Market Conditions
NOI Build-Up for 10,080 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
$341.1K $33.84/SF
− Vacancy
−$22.5K −$2.23/SF
EGI
$318.6K $31.61/SF
− OpEx
−$95.6K −$9.48/SF
NOI
$223.0K $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%
$4,460,320
Cap Rate 7%
$3,185,943
Cap Rate 9%
$2,477,956
Alternative Uses
Best Use
Retail
$3.19M
$2.79M – $3.72M
NOI $223,016 @ 7.0% cap · market cap 5.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.40M
$4.72M – $6.30M
NOI $377,775 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,149
Businesses Nearby
71k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Leisure 55%
Dining 41%
Hotels & Casinos 4%
Regal Edwards Alhambra Renaissance
Leisure
38,655 visits/mo
0.4 miles
7 Leaves Cafe
Dining
24,192 visits/mo
0.4 miles
Yolk
Dining
4,917 visits/mo
0.2 miles
Days Inn by Wyndham
Hotels & Casinos
3,134 visits/mo
0.3 miles
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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 - Two mixed-use buildings with residential units over retail businesses on Main St in Alhambra.
Where is this retail space located?
The property is located at 433-441 W Main St Alhambra, CA.
What is the asking price?
The asking price for this property is $3,830,000.
What are key features of this property?
This property features: Two mixed‑use buildings with residential units over retail businesses; 10,080 SF total property size; Retail at street level with residential units above
