Glendora Public Market For
For Sale
Contact for pricing
905 E Arrow Hwy, Glendora, CA 91740
Premier food hall investment opportunity in the San Gabriel Valley.
Property Size18,132 SF
Lot Size1.25 Acres
Price / SF$496.08
Days on Market219
Property Features for 905 E Arrow Hwy
General Information
Standard status
Active
Size
18,132 SF
Class
A
Lot size
1.25 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Core+
Net Operating Income
$539,625
Building Details
Year Renovated
2020
Buildings
1
Stories
1
Units
11
Listing Agency:
CBRE - Ontario
(909) 418-2216
Listed By:
Justin Marlowe · License #CA 01992131
Source:
Crexi
Added: Jan 21
Changed: Aug 14
Last Checked: Aug 25 at 9:08PM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
Glendora Public Market is a food hall located at 905 E. Arrow Highway, Glendora, Los Angeles County, CA. The 18,192 square foot property is situated on 1.25 acres. Originally built in 1948, the building operated for decades as a Wonder Bread factory. In 2020, Glendora Public Market underwent a complete renovation into a food hall, while maintaining the charm associated with the property’s historic roots. It is anchored by Smog City Brewing and Dog Haus. The property is located at the signalized intersection of Sunflower Ave and Arrow Highway, the trade area’s main east/west thoroughfare, with daily traffic counts exceeding 41,000 cars. Glendora Public Market is located within the City of Glendora, just minutes from both the I-210 and SR 57 freeways. The area has demographics including 141,627 residents with an average household income exceeding $138,022 within three miles. It is a stand-alone, fully leased and thriving food hall.
Key Highlights
- Premier food hall in the San Gabriel Valley, anchored by Smog City Brewing and Dog Haus, featuring a collection of popular food and beverage destinations.
- Fully leased and thriving business, offering a rare, pride‑of‑ownership investment opportunity.
- Located at a high‑traffic, signalized corner (41,000+ cars daily) on Arrow Highway.
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
$429,818
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
4.78%
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%
$8,596,360
$8.6M
Cap Rate 7%
$6,140,257
$6.1M
Cap Rate 9%
$4,775,756
$4.8M
Market Conditions
NOI Build-Up for 18,132 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
$613.6K $33.84/SF
− Vacancy
−$40.5K −$2.23/SF
EGI
$573.1K $31.61/SF
− OpEx
−$143.3K −$7.90/SF
NOI
$429.8K $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%
$8,596,360
Cap Rate 7%
$6,140,257
Cap Rate 9%
$4,775,756
Alternative Uses
Best Use
Specialty Retail
$6.14M
$5.37M – $7.16M
NOI $429,818 @ 7.0% cap · market cap 4.78%
Second Best
Retail
$5.73M
$5.01M – $6.69M
NOI $401,163 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$9.71M
$8.49M – $11.33M
NOI $679,546 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
36k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 98%
Dining 2%
Bank of America
Shops & Services
7,671 visits/mo
0.1 miles
Shell
Shops & Services
7,176 visits/mo
0.1 miles
ARCO
Shops & Services
6,747 visits/mo
0.1 miles
AutoZone
Shops & Services
3,731 visits/mo
0.4 miles
Jiffy Lube
Shops & Services
2,202 visits/mo
0.1 miles
Demographics for 91740, CA
26,644
Population
8,314
Households
3.2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
5.0 sq mi
ZIP Area
5,329
Density / Sq Mi
$98,819
Median Household Income
$49,202
Median Earnings
$2,226
Median Rent
$702,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Premier food hall investment opportunity in the San Gabriel Valley.
Where is this shopping center located?
The property is located at 905 E Arrow Hwy Glendora, CA.
What is the asking price?
The asking price for this property is $8,995,000.
What are key features of this property?
This property features: Premier food hall in the San Gabriel Valley, anchored by Smog City Brewing and Dog Haus, featuring a collection of popular food and beverage destinations.; Fully leased and thriving business, offering a rare, pride‑of‑ownership investment opportunity.; Located at a **high‑traffic, signalized corner (41,000+ cars daily)** on Arrow Highway.
