Two-Story Mixed-Use
For Sale
$1,299,999
734-738 Grand Avenue, Spring Valley, CA 91977
Combines residential units with commercial space and dedicated on-site parking.
Property Size7,114 SF
Price / SF$182.74
Days on Market134
Property Features for 734-738 Grand Avenue
General Information
Standard status
Active
Size
7,114 SF
Property subtype
Commercial-Res Income / Com-Res Income
Amenities
2 Story
2
8.0
8
6
Other/Remarks
1
Listing Agency:
CA-RES
(619) 483-8431
Listed By:
Janet Lopez-Avitia · License #02109234
(619) 483-8431
Source:
Compass
Added: Apr 19
Changed: Aug 30
Last Checked: Aug 30 at 10:57AM
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 CA-RES
Investment Insights
Based on property information with market context.
This two-story mixed-use property combines residential and commercial components. The residential units have updated kitchens, flooring, and fixtures, providing refreshed interior finishes across the living spaces.
On-site parking includes four spaces along the front side of the property and a minimum of two additional spaces at the rear.
On-site parking includes four spaces along the front side of the property and a minimum of two additional spaces at the rear.
Key Highlights
- Mixed‑use configuration with residential and commercial components
- Residential units feature updated kitchens, flooring, and fixtures
- Four on‑site parking spaces located along the front side
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
$118,203
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
9.09%
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%
$2,364,060
$2.4M
Cap Rate 7%
$1,688,614
$1.7M
Cap Rate 9%
$1,313,367
$1.3M
Market Conditions
NOI Build-Up for 7,114 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
$226.2K $31.80/SF
− Vacancy
−$11.3K −$1.59/SF
EGI
$214.9K $30.21/SF
− OpEx
−$96.7K −$13.59/SF
NOI
$118.2K $16.62/SF
Area
San Diego County, CA
Vacancy
5.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$2,364,060
Cap Rate 7%
$1,688,614
Cap Rate 9%
$1,313,367
Alternative Uses
Best Use
Mixed Use
$2.19M
$1.92M – $2.56M
NOI $153,637 @ 7.0% cap · market cap 11.82%
Second Best
Apartment 5plus
$1.69M
$1.48M – $1.97M
NOI $118,203 @ 7.0% cap · market cap 9.09%
Theoretical Best
Office A
$3.26M
$2.85M – $3.80M
NOI $228,158 @ 7.0% cap · market cap 17.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
556
Businesses Nearby
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines residential units with commercial space and dedicated on-site parking.
Where is this mixed-use property located?
The property is located at 734-738 Grand Avenue Spring Valley, CA.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: Mixed‑use configuration with residential and commercial components; Residential units feature updated kitchens, flooring, and fixtures; Four on‑site parking spaces located along the front side
