Corner Mixed-Use
For Sale
$925,000
524 E Mission Rd, San Gabriel, CA 91776
Two separate structures pair a private residence with an operating neighborhood market.
Property Size2,369 SF
Lot Size0.12 Acres
Price / SF$390.46
Days on Market83
Property Features for 524 E Mission Rd
General Information
Standard status
Active
Size
2,369 SF
Lot size
0.12 Acres
Property subtype
Commercial/Industrial
Additional Details
Corner Location
Yes
Building Details
Year Built
1924
Buildings
2
Listing Agency:
Keller Williams Tri-Valley
(925) 998-8544
Listed By:
Bret Fouche · License #01909434
(925) 998-8544
Source:
Exitrealty
Added: Jun 9
Changed: Aug 29
Last Checked: Aug 29 at 6:28PM
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 Keller Williams Tri-Valley
Investment Insights
Based on property information with market context.
This mixed-use property includes two separate structures on a 5,097-square-foot lot. The residential building measures approximately 816 square feet and contains two bedrooms, one bathroom, and a private entrance. A separate commercial structure of approximately 1,553 square feet is currently operating as a neighborhood market. Combined building area is approximately 2,369 square feet.
The property occupies a corner location at 524 E Mission Rd in San Gabriel, California. The surrounding area provides access to shopping, dining, schools, and major transportation routes. The property was built in 1924. Buyers should independently verify zoning, permitted uses, square footage, licenses, and development opportunities with the City of San Gabriel.
The property occupies a corner location at 524 E Mission Rd in San Gabriel, California. The surrounding area provides access to shopping, dining, schools, and major transportation routes. The property was built in 1924. Buyers should independently verify zoning, permitted uses, square footage, licenses, and development opportunities with the City of San Gabriel.
Key Highlights
- Two separate structures on one 5,097‑square‑foot lot
- Approximately 2,369 square feet of combined building area
- 816‑square‑foot residence with 2 bedrooms and 1 bathroom
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
$56,157
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
6.07%
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%
$1,123,140
$1.1M
Cap Rate 7%
$802,243
$802.2K
Cap Rate 9%
$623,967
$624.0K
Market Conditions
NOI Build-Up for 2,369 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
$80.2K $33.84/SF
− Vacancy
−$5.3K −$2.23/SF
EGI
$74.9K $31.61/SF
− OpEx
−$18.7K −$7.90/SF
NOI
$56.2K $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%
$1,123,140
Cap Rate 7%
$802,243
Cap Rate 9%
$623,967
Alternative Uses
Best Use
Specialty Retail
$802.2K
$702.0K – $936.0K
NOI $56,157 @ 7.0% cap · market cap 6.07%
Second Best
Retail
$748.8K
$655.2K – $873.6K
NOI $52,413 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,785 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,016
Businesses Nearby
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
Median Home Value
Market
Vacancy Rate% for Office 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 - Two separate structures pair a private residence with an operating neighborhood market.
Where is this mixed-use property located?
The property is located at 524 E Mission Rd San Gabriel, CA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Two separate structures on one 5,097‑square‑foot lot; Approximately 2,369 square feet of combined building area; 816‑square‑foot residence with 2 bedrooms and 1 bathroom
