Mixed-Use Property with
For Sale
$749,900
9264 Valley, Rosemead, CA 91770
Commercially zoned property with office, residential, and storage buildings across two parcels.
Property Size1,716 SF
Lot Size0.16 Acres
Price / SF$437
Days on Market8
Property Features for 9264 Valley
General Information
Standard status
Active
Size
1,716 SF
Lot size
0.16 Acres
Property subtype
Office
Zoning
Commercial
Additional Details
Road Access
Yes
Amenities
Central Air
Building Details
Year Built
1938
Buildings
3
Listing Agency:
T2 Realty
(626) 598-1388
Listed By:
Tommy Thai · License #01082910
Source:
Xome
Added: Jul 30
Changed: Aug 5
Last Checked: Aug 5 at 7:09AM
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 T2 Realty
Investment Insights
Based on property information with market context.
This mixed-use property comprises two parcels totaling 6,839 square feet, with three separate buildings constructed in 1938. The front 548-square-foot office and retail building has two entrances, two toilets, rear parking, and central air. Behind it is a 1,091-square-foot, three-bedroom, two-bathroom residence with a living room, dining area, and updated kitchen featuring oak cabinetry and granite countertops. A third structure provides 77 square feet of storage. One residential bathroom was converted from a laundry room without a permit.
The property fronts Valley Blvd and is described as commercially zoned and legal non-conforming. A remote-access security gate serves the site, and the property is offered in as-is condition.
The property fronts Valley Blvd and is described as commercially zoned and legal non-conforming. A remote-access security gate serves the site, and the property is offered in as-is condition.
Key Highlights
- Two parcels with a combined lot area of 6,839 square feet
- 548‑square‑foot office and retail building with two entrances and two toilets
- 1,091‑square‑foot residence with 3 bedrooms and 2 bathrooms
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $58.1k | $33.84 |
| − Vacancy | −$3.8k | −$2.23 |
| EGI | $54.2k | $31.61 |
| − OpEx | −$16.3k | −$9.48 |
| NOI | $38.0k | $22.12 |
1,716 SF · lease $33.84/SF/yr · vacancy 6.60% · expense 30.00%
Alternative Uses
Best Use
Retail
$542.4K
$474.6K – $632.8K
NOI $37,966 @ 7.0% cap · market cap 5.06%
Second Best
Office B
$535.9K
$468.9K – $625.2K
NOI $37,510 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$918.7K
$803.9K – $1.07M
NOI $64,312 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,384
Businesses Nearby
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property with office, residential, and storage buildings across two parcels.
Where is this mixed-use property located?
The property is located at 9264 Valley Rosemead, CA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Two parcels with a combined lot area of 6,839 square feet; 548‑square‑foot office and retail building with two entrances and two toilets; 1,091‑square‑foot residence with 3 bedrooms and 2 bathrooms
