San Gabriel Retail Investment
For Sale
$2,850,000
851 E Valley Boulevard A & B, San Gabriel, CA 91776
Prime location with high visibility and long-term tenant.
Property Size4,000 SF
Lot Size0.28 Acres
Price / SF$712.50
Days on Market153
Property Features for 851 E Valley Boulevard A & B
General Information
Standard status
Active
Size
4,000 SF
Lot size
0.28 Acres
Property subtype
Office
Building Details
Building Size
4,000 SF
Year Built
1948
Listing Agency:
HUNTINGTON REALTY GROUP CO.
(626) 675-2827
Listed By:
TRACY CHEN · License #00990646
Source:
Archetyperealty
Added: Mar 25
Changed: Aug 23
Last Checked: Aug 22 at 10:00AM
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 HUNTINGTON REALTY GROUP CO.
Investment Insights
Based on property information with market context.
This one-story building offers a prime investment or owner-user opportunity with excellent street visibility and exposure. The property features 99 feet of frontage on Valley Boulevard and includes 24 parking spaces. Security gates are present at both the front and back entrances. The lot size is 12,053 square feet (99 x 122). The building encompasses 4,000 square feet, divided into two units. Unit A, comprising 2,000 square feet, is suitable for an owner-user. Unit B, also 2,000 square feet, is currently rented to a long-term tenant. The property includes huge attic storage spaces, dropped ceilings, and fluorescent lighting.
Key Highlights
- Prime location with high street visibility and exposure on Valley Blvd.
- Investment opportunity with existing tenant in one unit and owner‑user potential in the other.
- Ample parking with 24 spaces.
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
$88,498
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
3.11%
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%
$1,769,960
$1.8M
Cap Rate 7%
$1,264,257
$1.3M
Cap Rate 9%
$983,311
$983.3K
Market Conditions
NOI Build-Up for 4,000 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
$135.4K $33.84/SF
− Vacancy
−$8.9K −$2.23/SF
EGI
$126.4K $31.61/SF
− OpEx
−$37.9K −$9.48/SF
NOI
$88.5K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,769,960
Cap Rate 7%
$1,264,257
Cap Rate 9%
$983,311
Alternative Uses
Best Use
Retail
$1.26M
$1.11M – $1.47M
NOI $88,498 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.14M
$1.87M – $2.50M
NOI $149,911 @ 7.0% cap · market cap 5.26%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Flower Delivery Rosemead — 8914 valley blvd, rosemead, ca 91770
- Miss Petal Flowers & Candles — 225 W Valley Blvd h128, San Gabriel, CA 91776
- Flower Delivery Newport Beach — 8914 valley blvd, rosemead, ca 91770
- San Gabriel Flower Delivery — 529 e valley blvd, san gabriel, ca 91776
- Orkizz, Inc., — 845 E Valley Blvd, San Gabriel, CA 91776
Frequently Asked Questions
What type of property is this?
Storefront property - Prime location with high visibility and long-term tenant.
Where is this storefront property located?
The property is located at 851 E Valley Boulevard A & B San Gabriel, CA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Prime location with high street visibility and exposure on Valley Blvd.; Investment opportunity with existing tenant in one unit and owner‑user potential in the other.; Ample parking with 24 spaces.
