Two-Story NNN Shopping
For Sale
$10,000,000
9661 Garvey, South El Monte, CA 91733
Multi-tenant retail center with elevator service, substantial parking, and retail, medical, restaurant, banking, and professional uses.
Property Size34,320 SF
Price / SF$291.38
Days on Market8
Property Features for 9661 Garvey
General Information
Standard status
Active
Size
34,320 SF
Total Parking Spaces
90
Amenities
elevator access to upper level
Building Details
Year Built
2006
Stories
2
Tenancy
Multi
Listing Agency:
Pinnacle Real Estate Group
(626) 831-2709
Listed By:
Danny Hy · License #01917877
Source:
Myfabuloushome
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 29 at 12:01PM
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 Pinnacle Real Estate Group
Investment Insights
Based on property information with market context.
Victory Plaza Shopping Center is a two-story, multi-tenant retail property built in 2006. The center accommodates 39 mixed-use retail, banking, professional, medical, and restaurant services, creating a broad commercial mix within one property. Elevator access connects the upper level with the remainder of the center, and the property operates under an NNN structure.
The shopping center is located at 9661 Garvey in South El Monte, within the Garvey Avenue and Rosemead Boulevard commercial area of the San Gabriel Valley. On-site parking includes 90 spaces, including 4 handicap spaces. The property encompasses 34,320 square feet and is designed to support a range of service-oriented retail and commercial occupancies.
The shopping center is located at 9661 Garvey in South El Monte, within the Garvey Avenue and Rosemead Boulevard commercial area of the San Gabriel Valley. On-site parking includes 90 spaces, including 4 handicap spaces. The property encompasses 34,320 square feet and is designed to support a range of service-oriented retail and commercial occupancies.
Key Highlights
- 34,320‑square‑foot shopping center built in 2006
- Two‑story, multi‑tenant NNN retail property
- 39 mixed‑use retail, banking, professional, medical, and restaurant services
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
$759,316
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
7.59%
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%
$15,186,320
$15.2M
Cap Rate 7%
$10,847,371
$10.8M
Cap Rate 9%
$8,436,844
$8.4M
Market Conditions
NOI Build-Up for 34,320 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
$1.16M $33.84/SF
− Vacancy
−$76.7K −$2.23/SF
EGI
$1.08M $31.61/SF
− OpEx
−$325.4K −$9.48/SF
NOI
$759.3K $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%
$15,186,320
Cap Rate 7%
$10,847,371
Cap Rate 9%
$8,436,844
Alternative Uses
Best Use
Retail
$10.85M
$9.49M – $12.66M
NOI $759,316 @ 7.0% cap · market cap 7.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$18.37M
$16.08M – $21.44M
NOI $1,286,236 @ 7.0% cap · market cap 12.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,840
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
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.
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Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant retail center with elevator service, substantial parking, and retail, medical, restaurant, banking, and professional uses.
Where is this shopping center located?
The property is located at 9661 Garvey South El Monte, CA.
What is the asking price?
The asking price for this property is $10,000,000.
What are key features of this property?
This property features: 34,320‑square‑foot shopping center built in 2006; Two‑story, multi‑tenant NNN retail property; 39 mixed‑use retail, banking, professional, medical, and restaurant services
