Two-Unit Retail
New
For Sale
$2,300,000
9423 Valley Boulevard, Rosemead, CA 91770
Occupied commercial space includes a market and restaurant with established lease commitments.
Property Size3,510 SF
Days on Market2
Property Features for 9423 Valley Boulevard
General Information
Standard status
Active
Size
3,510 SF
Property subtype
Retail
Occupancy
100%
Building Details
Building Size
3,510 SF
Year Built
1983
Tenancy
Multi
Listing Agency:
Admac Real Estate & Dev. Inc.
Listed By:
Diana Chen-Hayashida · License #01006843
(626) 807-0628
Source:
Velocityrealtysd
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 22 at 7:01PM
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 Admac Real Estate & Dev. Inc.
Investment Insights
Based on property information with market context.
This two-unit retail property at 9423 Valley Boulevard in Rosemead, California, is occupied by a market and a restaurant. The configuration offers two established commercial uses within one property, with lease terms in place for both occupants.
The restaurant has a 5-year lease, while the market has 1.5 years remaining on its lease. Constructed in 1983, the property presents an existing retail asset with both current occupancy and documented lease duration for prospective ownership review.
The restaurant has a 5-year lease, while the market has 1.5 years remaining on its lease. Constructed in 1983, the property presents an existing retail asset with both current occupancy and documented lease duration for prospective ownership review.
Key Highlights
- Two‑unit commercial retail property
- Currently occupied by a market and restaurant
- Restaurant has a 5‑year lease
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
$83,204
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
3.62%
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%
$1,664,080
$1.7M
Cap Rate 7%
$1,188,629
$1.2M
Cap Rate 9%
$924,489
$924.5K
Market Conditions
NOI Build-Up for 3,510 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
$118.8K $33.84/SF
− Vacancy
−$7.8K −$2.23/SF
EGI
$110.9K $31.61/SF
− OpEx
−$27.7K −$7.90/SF
NOI
$83.2K $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%
$1,664,080
Cap Rate 7%
$1,188,629
Cap Rate 9%
$924,489
Alternative Uses
Best Use
Specialty Retail
$1.19M
$1.04M – $1.39M
NOI $83,204 @ 7.0% cap · market cap 3.62%
Second Best
Retail
$1.11M
$970.7K – $1.29M
NOI $77,657 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,547 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,254
Businesses Nearby
32k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 46%
Hotels & Casinos 7%
Starbucks
Dining
14,858 visits/mo
0.1 miles
7-Eleven
Shops & Services
7,506 visits/mo
0.3 miles
AutoZone
Shops & Services
4,653 visits/mo
0.3 miles
Jiffy Lube
Shops & Services
2,495 visits/mo
0.3 miles
Quality Inn
Hotels & Casinos
2,348 visits/mo
0.1 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Occupied commercial space includes a market and restaurant with established lease commitments.
Where is this retail space located?
The property is located at 9423 Valley Boulevard Rosemead, CA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Two‑unit commercial retail property; Currently occupied by a market and restaurant; Restaurant has a 5‑year lease
