Corner Retail and Office
For Sale
$1,400,000
9750 Garvey, South El Monte, CA 91733
Three-unit property on a corner lot with gated parking, street-facing retail, and a side entrance.
Property Size1,944 SF
Price / SF$720.16
Days on Market190
Property Features for 9750 Garvey
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Retail
Amenities
3
Corner Lot.
Corner.
Building Details
Year Built
1944
Listing Agency:
Showcase Homes, So Cal
(714) 814-5476
Listed By:
Joyce Leonard · License #00704394
Source:
Xome
Added: Jan 30
Changed: Aug 7
Last Checked: Aug 7 at 1:11AM
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 Showcase Homes, So Cal
Investment Insights
Based on property information with market context.
Located at 9750 Garvey, El Monte, this corner commercial property contains 3 total units, combining retail and office uses. The storefront units face Garvey with a side entrance, and the property includes a fenced, gated setup with covered areas. The former insurance office space is described as having newer tile and paint, while the third unit is listed as “as is.” The roof was reportedly repaired approximately 12 years ago.
The site is described as a former car lot and includes room for about 40 cars when operated as a car lot. The seller notes easy access via a fenced entry and the property’s corner presence along Garvey and the side street.
Lot size is over 12,000 square feet, with a building size of approximately 1,900 square feet. The seller suggests potential for using one unit and renting the others, while also noting that any reimagined use would require city approval and confirmation of applicable zoning.
The site is described as a former car lot and includes room for about 40 cars when operated as a car lot. The seller notes easy access via a fenced entry and the property’s corner presence along Garvey and the side street.
Lot size is over 12,000 square feet, with a building size of approximately 1,900 square feet. The seller suggests potential for using one unit and renting the others, while also noting that any reimagined use would require city approval and confirmation of applicable zoning.
Key Highlights
- Three‑unit property on a corner lot with street‑facing retail and a side entrance
- Lot size over 12,000 SF with approximately 1,900 SF building area
- Fenced and fully gated entry with covered area and room for about 40 cars when used as a car lot
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
$43,010
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
3.07%
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%
$860,200
$860.2K
Cap Rate 7%
$614,429
$614.4K
Cap Rate 9%
$477,889
$477.9K
Market Conditions
NOI Build-Up for 1,944 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
$65.8K $33.84/SF
− Vacancy
−$4.3K −$2.23/SF
EGI
$61.4K $31.61/SF
− OpEx
−$18.4K −$9.48/SF
NOI
$43.0K $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%
$860,200
Cap Rate 7%
$614,429
Cap Rate 9%
$477,889
Alternative Uses
Best Use
Retail
$614.4K
$537.6K – $716.8K
NOI $43,010 @ 7.0% cap · market cap 3.07%
Second Best
Office B
$607.1K
$531.2K – $708.2K
NOI $42,494 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$1.04M
$910.7K – $1.21M
NOI $72,857 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,927
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 Office in West region
Questions? Ask Rey
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- Ellas Roses — 9324 Garvey Ave Suite G, South El Monte, CA 91733
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Frequently Asked Questions
What type of property is this?
Storefront property - Three-unit property on a corner lot with gated parking, street-facing retail, and a side entrance.
Where is this storefront property located?
The property is located at 9750 Garvey South El Monte, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Three‑unit property on a corner lot with street‑facing retail and a side entrance; Lot size over 12,000 SF with approximately 1,900 SF building area; Fenced and fully gated entry with covered area and room for about 40 cars when used as a car lot
