Two-Parcel Storefront
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For Sale
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9863 Garvey Avenue, El Monte, CA 91733
Retail storefront property offering a two-parcel assemblage with EMM1 zoning.
Property Size5,417 SF
Price / SF$406.13
Days on Market5
Property Features for 9863 Garvey Avenue
General Information
Standard status
Active
Size
5,417 SF
Total Parking Spaces
38
Property subtype
Retail
Zoning
EMM1
Lease Type
NNN
Investment Type
Value Add
Building Details
Year Built
1938
Buildings
1
Tenancy
Single
Listing Agency:
Coldwell Banker Realty
(626) 584-0050
Listed By:
George Sokolow · License #01355962
Source:
Crexi
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 8:51AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This storefront property comprises a two-parcel assemblage with a reported property size of 5,417 square feet. The improvements date to 1938, providing an established retail building configuration for commercial use.
The property is located on Garvey Avenue in El Monte, California, with the address identified as 9863 Garvey Avenue. EMM1 zoning is reported for the site.
The property is located on Garvey Avenue in El Monte, California, with the address identified as 9863 Garvey Avenue. EMM1 zoning is reported for the site.
Key Highlights
- Two‑parcel assemblage on Garvey Avenue
- 5,417‑square‑foot property
- 1938 construction
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
$146,706
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
6.67%
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%
$2,934,120
$2.9M
Cap Rate 7%
$2,095,800
$2.1M
Cap Rate 9%
$1,630,067
$1.6M
Market Conditions
NOI Build-Up for 5,417 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
$200.2K $36.96/SF
− Vacancy
−$4.6K −$0.85/SF
EGI
$195.6K $36.11/SF
− OpEx
−$48.9K −$9.03/SF
NOI
$146.7K $27.08/SF
Area
El Monte, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$2,934,120
Cap Rate 7%
$2,095,800
Cap Rate 9%
$1,630,067
Alternative Uses
Best Use
Specialty Retail
$2.10M
$1.83M – $2.45M
NOI $146,706 @ 7.0% cap · market cap 6.67%
Second Best
Retail
$1.96M
$1.71M – $2.28M
NOI $136,925 @ 7.0% cap · market cap 6.22%
Theoretical Best
Multifamily LT 5
$102.93M
$90.07M – $120.09M
NOI $7,205,276 @ 7.0% cap · market cap 327.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,690
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
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Similar Off Market Nearby
- Jana Flowers — 2538 Chico Ave, South El Monte, CA 91733
- Fancy Fashion & Flower — 2650 Rosemead Blvd #11, South El Monte, CA 91733
- Ellas Roses — 9324 Garvey Ave Suite G, South El Monte, CA 91733
Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront property offering a two-parcel assemblage with EMM1 zoning.
Where is this storefront property located?
The property is located at 9863 Garvey Avenue El Monte, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Two‑parcel assemblage on Garvey Avenue; 5,417‑square‑foot property; 1938 construction
