Rosemead Retail Portfolio For
For Sale
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9000 9008 9010 & 9014 Garvey Ave Portfolio, Rosemead, CA
Retail portfolio in strong commercial area with significant rental upside.
Property Size44,805 SF
Lot Size2.60 Acres
Price / SF$340.36
Days on Market793
Property Features for 9000 9008 9010 & 9014 Garvey Ave Portfolio
General Information
Standard status
Active
Size
44,805 SF
Lot size
2.60 Acres
Property subtype
RETAIL
Listing Agency:
Growth Investment Group California
(626) 594-4900
Listed By:
Han Widjaja Chen
(626) 594-4900
Source:
Moodyscre
Added: Jun 10, 2024
Changed: Jul 10
Last Checked: Aug 10 at 7:59AM
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 Growth Investment Group California
Investment Insights
Based on property information with market context.
Located in a strong commercial area on Garvey Avenue, a main retail corridor and major thoroughfare in San Gabriel Valley, this portfolio offers an estimated 8.32% proforma cap rate. The property totals 44,805 square feet. There is an estimated 53% upside in rents, with most tenants being long-time occupants due for lease renegotiation.
Key Highlights
- Extremely strong commercial location on Garvey Ave, a major retail corridor.
- Enjoy an attractive 8.32% proforma cap rate.
- Estimated ±53% upside in rents.
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
$991,292
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
6.50%
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%
$19,825,840
$19.8M
Cap Rate 7%
$14,161,314
$14.2M
Cap Rate 9%
$11,014,356
$11.0M
Market Conditions
NOI Build-Up for 44,805 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
$1.52M $33.84/SF
− Vacancy
−$100.1K −$2.23/SF
EGI
$1.42M $31.61/SF
− OpEx
−$424.8K −$9.48/SF
NOI
$991.3K $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%
$19,825,840
Cap Rate 7%
$14,161,314
Cap Rate 9%
$11,014,356
Alternative Uses
Best Use
Retail
$14.16M
$12.39M – $16.52M
NOI $991,292 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$23.99M
$20.99M – $27.99M
NOI $1,679,190 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,401
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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
- Flair Spectrum — Rio Hondo Ave, El Monte, CA 91731
- Golden Vista Plaza — 8595017016, 9251 Garvey Ave, South El Monte, CA 91733
- Victory Plaza — 9661-9663 Garvey Ave, South El Monte, CA 91733
- Bebe de gualmart — 2449 Loma Ave, South El Monte, CA 91733
- My Lien Plaza — 8662 Garvey Ave # B, Rosemead, CA 91770
Frequently Asked Questions
What type of property is this?
Shopping center - Retail portfolio in strong commercial area with significant rental upside.
Where is this shopping center located?
The property is located at 9000 9008 9010 & 9014 Garvey Ave Portfolio Rosemead, CA.
What is the asking price?
The asking price for this property is $15,250,000.
What are key features of this property?
This property features: Extremely strong commercial location on Garvey Ave, a major retail corridor.; Enjoy an attractive 8.32% proforma cap rate.; Estimated ±53% upside in rents.
