Corner Mixed-Use
For Sale
$925,000
524 E Mission Rd, San Gabriel, CA 91776
Commercial Sale, San Gabriel, CA
Property Size2,369 SF
Lot Size0.05 Acres
Price / SF$390.46
Days on Market85
Property Features for 524 E Mission Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMMERCIAL
Subdivision
Not Listed
Lot features
Residential Area
Directions
Rosemead Blvd to Mission Dr..
Standard status
Active
APN
5368020017
Size
2,369 SF
Lot size
0.05 Acres
Building Details
Year built
1924
Building materials
Stucco
Roof type
Flat
Listing Agency:
Keller Williams Tri-Valley · Keller Williams Realty
(925) 397-4200
Listed By:
Bret Fouche · License #DRE #01909434
(925) 998-8544
Added: Jun 2
Changed: Aug 24
Last Checked: Aug 25 at 12:06AM
MLS# 41136838
Copyright © 2026 Bay East. 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 mixed-use property includes two separate structures on a 5,097-square-foot lot. The residential building provides approximately 816 square feet with two bedrooms, one bathroom, and a private entrance. A separate commercial structure contains approximately 1,553 square feet and is currently operating as a neighborhood market. Total building area is approximately 2,369 square feet.
Positioned at the corner of E Mission Rd and supported by COMMERCIAL zoning, the property is located in San Gabriel near shopping, dining, schools, and major transportation routes. Built in 1924, the improvements feature stucco construction and flat roofs. The commercial building has historically served as a convenience market; buyers should verify zoning, permitted uses, square footage, licenses, and development opportunities with the City of San Gabriel.
Positioned at the corner of E Mission Rd and supported by COMMERCIAL zoning, the property is located in San Gabriel near shopping, dining, schools, and major transportation routes. Built in 1924, the improvements feature stucco construction and flat roofs. The commercial building has historically served as a convenience market; buyers should verify zoning, permitted uses, square footage, licenses, and development opportunities with the City of San Gabriel.
Key Highlights
- Approximately 2,369 square feet of combined building area
- 5,097‑square‑foot lot at a corner location
- Approximately 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-building configuration combines a private residence with a commercial neighborhood market in a live-work setting.
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: Approximately 2,369 square feet of combined building area; 5,097‑square‑foot lot at a corner location; Approximately 816‑square‑foot residence with 2 bedrooms and 1 bathroom
