Two-Unit Storefront
For Sale
Contact for pricing
846 E Valley Blvd, San Gabriel, CA 91776
Fully leased commercial asset with two storefront units supporting food-related operations.
Property Size4,700 SF
Price / SF$563.83
Days on Market15
Property Features for 846 E Valley Blvd
General Information
Standard status
Active
Size
4,700 SF
Total Parking Spaces
13
Property subtype
Retail, Mixed Use
Zoning
CC/T (Commercial Center)
Investment Type
Stabilized
Net Operating Income
$129,233
Building Details
Year Built
1946
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
KW Commercial Alhambra
Listed By:
Jennie Ching · License #CA / 02018566
Source:
Crexi
Added: Aug 19
Changed: Sep 1
Last Checked: Sep 1 at 10:19PM
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 KW Commercial Alhambra
Investment Insights
Based on property information with market context.
This 4,700-square-foot storefront property contains two units with food-related operations and is fully leased. Built in 1946, the asset is located at 846 E Valley Blvd in San Gabriel, California, within a Commercial Center zoning designation identified as CC/T. The property is offered for sale and reports a 4.88% cap rate, providing a concise profile for buyers evaluating an occupied retail-oriented commercial asset.
Key Highlights
- Fully leased two‑unit storefront property
- 4,700 square feet of commercial space
- Food‑related operations occupy the storefront units
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
$111,413
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
4.20%
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%
$2,228,260
$2.2M
Cap Rate 7%
$1,591,614
$1.6M
Cap Rate 9%
$1,237,922
$1.2M
Market Conditions
NOI Build-Up for 4,700 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
$159.0K $33.84/SF
− Vacancy
−$10.5K −$2.23/SF
EGI
$148.6K $31.61/SF
− OpEx
−$37.1K −$7.90/SF
NOI
$111.4K $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%
$2,228,260
Cap Rate 7%
$1,591,614
Cap Rate 9%
$1,237,922
Alternative Uses
Best Use
Specialty Retail
$1.59M
$1.39M – $1.86M
NOI $111,413 @ 7.0% cap · market cap 4.20%
Second Best
Retail
$1.49M
$1.30M – $1.73M
NOI $103,986 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$2.52M
$2.20M – $2.94M
NOI $176,145 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,416
Businesses Nearby
101k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 20%
Hotels & Casinos 13%
McDonald's
Dining
36,505 visits/mo
0.4 miles
Sheraton San Gabriel Hotel
Hotels & Casinos
13,204 visits/mo
0.5 miles
Shell
Shops & Services
12,194 visits/mo
0.3 miles
Taco Bell
Dining
12,181 visits/mo
0.1 miles
Popeyes Louisiana Kitchen
Dining
11,725 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Miss Petal Flowers & Candles — 225 W Valley Blvd h128, San Gabriel, CA 91776
- San Gabriel Flower Delivery — 529 e valley blvd, san gabriel, ca 91776
- Orkizz, Inc., — 845 E Valley Blvd, San Gabriel, CA 91776
- Flower Delivery Rosemead — 8914 valley blvd, rosemead, ca 91770
- Flower Delivery Newport Beach — 8914 valley blvd, rosemead, ca 91770
Frequently Asked Questions
What type of property is this?
Storefront property - Fully leased commercial asset with two storefront units supporting food-related operations.
Where is this storefront property located?
The property is located at 846 E Valley Blvd San Gabriel, CA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Fully leased two‑unit storefront property; 4,700 square feet of commercial space; Food‑related operations occupy the storefront units
