Mixed-Use Property with 7
For Sale
Contact for pricing
433 W Main St, Alhambra, CA 91801
Seven-unit configuration combines storefront businesses with one- and two-bedroom apartments along West Main Street.
Property Size10,080 SF
Price / SF$379.96
Days on Market43
Property Features for 433 W Main St
General Information
Standard status
Active
Size
10,080 SF
Property subtype
Mixed Use, Multifamily, Retail
Zoning
ALCPD
Investment Type
Value Add
Units
Unit Mix
2 x 1BR, 2 x 2BR
Multifamily Units
4
Additional Details
Road Access
Yes
Amenities
outdoor patio
Building Details
Buildings
2
Units
7
Tenancy
Multi
Listing Agency:
NAI Capital - Pasadena
(323) 201-3608
Listed By:
Guillermo Olaiz · License #CA Broker # 01778986
Source:
Crexi
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 2:31PM
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 - Pasadena
Investment Insights
Based on property information with market context.
This mixed-use property contains 7 units arranged for both commercial and residential occupancy. The commercial component includes a shopping market, a full liquor-licensed bar with an outdoor patio, and a barber shop. The residential portion consists of four apartments: two one-bedroom units and two two-bedroom units. The property encompasses 10,080 square feet and carries ALCPD zoning.
Located on West Main Street in Alhambra, the property sits within a commercial corridor surrounded by dining, shopping, and entertainment options. Its combination of storefront space and apartments places multiple occupancy types within one property, with commercial and residential uses operating together in the same building.
Located on West Main Street in Alhambra, the property sits within a commercial corridor surrounded by dining, shopping, and entertainment options. Its combination of storefront space and apartments places multiple occupancy types within one property, with commercial and residential uses operating together in the same building.
Key Highlights
- 7 total units: three commercial spaces and four residential apartments
- Residential mix includes two 1‑bedroom and two 2‑bedroom apartments
- Commercial component includes a shopping market, bar, and barber shop
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
$238,946
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
6.24%
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%
$4,778,920
$4.8M
Cap Rate 7%
$3,413,514
$3.4M
Cap Rate 9%
$2,654,956
$2.7M
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
−$79.6K −$7.90/SF
NOI
$238.9K $23.70/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$4,778,920
Cap Rate 7%
$3,413,514
Cap Rate 9%
$2,654,956
Alternative Uses
Best Use
Specialty Retail
$3.41M
$2.99M – $3.98M
NOI $238,946 @ 7.0% cap · market cap 6.24%
Second Best
Retail
$3.19M
$2.79M – $3.72M
NOI $223,016 @ 7.0% cap · market cap 5.82%
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
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,149
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Seven-unit configuration combines storefront businesses with one- and two-bedroom apartments along West Main Street.
Where is this mixed-use property located?
The property is located at 433 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: 7 total units: three commercial spaces and four residential apartments; Residential mix includes two 1‑bedroom and two 2‑bedroom apartments; Commercial component includes a shopping market, bar, and barber shop
