MXD-Zoned Retail
New
For Sale
$1,699,999
470 S Rosemead Blvd, Pasadena, CA 91107
The property was built in 1949 and carries MXD zoning for retail-oriented commercial use.
Property Size2,455 SF
Price / SF$692.46
Days on Market4
Property Features for 470 S Rosemead Blvd
General Information
Standard status
Active
Size
2,455 SF
Property subtype
Retail
Zoning
MXD
Building Details
Building Size
2,455 SF
Year Built
1949
Buildings
1
Listing Agency:
Lee & Associates - Pasadena
(626) 841-1864
Listed By:
Mauricio Olaiz · License #CalDRE #02073450
(626) 841-1864
Source:
Lee-associates
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 7:00PM
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 Lee & Associates - Pasadena
Investment Insights
Based on property information with market context.
This retail property includes a 2,455-square-foot building constructed in 1949. The asset is classified as retail space and carries MXD zoning, providing the documented land-use designation for the property.
Located at 470 S Rosemead Blvd in Pasadena, California, the building offers an established commercial setting for a retail property. Its physical improvements and zoning provide a concise basis for evaluating the asset within the retail sector.
Located at 470 S Rosemead Blvd in Pasadena, California, the building offers an established commercial setting for a retail property. Its physical improvements and zoning provide a concise basis for evaluating the asset within the retail sector.
Key Highlights
- 2,455‑square‑foot retail building
- Constructed in 1949
- MXD zoning
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
$62,055
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
3.65%
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%
$1,241,100
$1.2M
Cap Rate 7%
$886,500
$886.5K
Cap Rate 9%
$689,500
$689.5K
Market Conditions
NOI Build-Up for 2,455 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
$90.7K $36.96/SF
− Vacancy
−$2.1K −$0.85/SF
EGI
$88.6K $36.11/SF
− OpEx
−$26.6K −$10.83/SF
NOI
$62.1K $25.28/SF
Area
Pasadena, 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%
$1,241,100
Cap Rate 7%
$886,500
Cap Rate 9%
$689,500
Alternative Uses
Best Use
Retail
$886.5K
$775.7K – $1.03M
NOI $62,055 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$55.26M
$48.35M – $64.47M
NOI $3,868,352 @ 7.0% cap · market cap 227.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
758
Businesses Nearby
91k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 48%
Home Improvements & Furnishings 3%
Dollar Tree
Shops & Services
33,065 visits/mo
0.4 miles
Starbucks
Dining
17,208 visits/mo
0.3 miles
Taco Bell
Dining
10,707 visits/mo
0.2 miles
7-Eleven
Shops & Services
10,370 visits/mo
0.3 miles
El Pollo Loco
Dining
9,632 visits/mo
0.3 miles
Demographics for 91107, CA
33,729
Population
14,137
Households
2.4
Avg Household Size
43
Median Age
59%
College-Educated
93%
High-School Grad
8.5 sq mi
ZIP Area
3,968
Density / Sq Mi
$124,880
Median Household Income
$62,250
Median Earnings
$2,311
Median Rent
$1,106,600
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 - The property was built in 1949 and carries MXD zoning for retail-oriented commercial use.
Where is this retail space located?
The property is located at 470 S Rosemead Blvd Pasadena, CA.
What is the asking price?
The asking price for this property is $1,699,999.
What are key features of this property?
This property features: 2,455‑square‑foot retail building; Constructed in 1949; MXD zoning
