3-Unit Corner Retail
For Sale
$1,400,000
9750 Garvey, South El Monte, CA 91733
Multiple suites, gated access, and on-site parking support flexible commercial occupancy.
Property Size1,944 SF
Price / SF$736.84
Days on Market190
Property Features for 9750 Garvey
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Retail
Site & Location
Corner Location
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
fully gated
covered area
Building Details
Building Size
1,944 SF
Year Built
1944
Buildings
1
Tenancy
Multi
Listing Agency:
Showcase Homes, So Cal
(714) 814-5476
Listed By:
Joyce Leonard · License #00704394
Source:
Archetyperealty
Added: Feb 10
Changed: Aug 17
Last Checked: Aug 18 at 5:09AM
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 Showcase Homes, So Cal
Investment Insights
Based on property information with market context.
Built in 1944, this corner retail property contains approximately 1,900 square feet across three units. The suites face Garvey and the side street, with a side entrance, fenced entry, covered area, and parking. One former insurance-office suite features newer tile and paint, while the third unit is offered as-is. The building and site can support an owner-user arrangement with additional suites available for separate occupancy, subject to city and zoning requirements.
The parcel measures over 12,000 square feet and is positioned at 9750–9754 Garvey in South El Monte. Its prior configuration included an auto sales office and space for approximately 40 cars, providing a useful reference for the property's existing site layout. The property also includes a repaired roof, with the work completed approximately 12 years ago.
The parcel measures over 12,000 square feet and is positioned at 9750–9754 Garvey in South El Monte. Its prior configuration included an auto sales office and space for approximately 40 cars, providing a useful reference for the property's existing site layout. The property also includes a repaired roof, with the work completed approximately 12 years ago.
Key Highlights
- 3 units totaling approximately 1,900 square feet
- Corner position with retail units facing Garvey and the side street
- Lot measures over 12,000 square feet
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
$42,037
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
3.00%
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%
$840,740
$840.7K
Cap Rate 7%
$600,529
$600.5K
Cap Rate 9%
$467,078
$467.1K
Market Conditions
NOI Build-Up for 1,900 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
$64.3K $33.84/SF
− Vacancy
−$4.2K −$2.23/SF
EGI
$60.1K $31.61/SF
− OpEx
−$18.0K −$9.48/SF
NOI
$42.0K $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%
$840,740
Cap Rate 7%
$600,529
Cap Rate 9%
$467,078
Alternative Uses
Best Use
Retail
$600.5K
$525.5K – $700.6K
NOI $42,037 @ 7.0% cap · market cap 3.00%
Second Best
Industrial
$317.2K
$277.6K – $370.1K
NOI $22,204 @ 7.0% cap · market cap 1.59%
Theoretical Best
Office A
$1.02M
$890.1K – $1.19M
NOI $71,208 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,840
Businesses Nearby
Under-served
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.
Similar Off Market Nearby
- Ellas Roses — 9324 Garvey Ave Suite G, South El Monte, CA 91733
- Jana Flowers — 2538 Chico Ave, South El Monte, CA 91733
- Fancy Fashion & Flower — 2650 Rosemead Blvd #11, South El Monte, CA 91733
Frequently Asked Questions
What type of property is this?
Storefront property - Multiple suites, gated access, and on-site parking support flexible commercial occupancy.
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: 3 units totaling approximately 1,900 square feet; Corner position with retail units facing Garvey and the side street; Lot measures over 12,000 square feet
