Investment Overview:

A rare three-parcel assemblage on East Garvey Avenue in El Monte, offered as a single package: a 5,417 SF retail building (9869) with long-term in-place income, an adjacent 38-space surface parking lot (9863), and a corner commercial property currently operated as an automobile dealership (9877) that will be delivered vacant for the buyer's occupancy. Together the parcels total ±38,133 SF (±0.88 acres) of contiguous MMU (Mixed Multi-Use) zoned land, with extended frontage along one of the San Gabriel Valley's most heavily traveled commercial corridors. The offering suits an owner-user, an investor, a developer, or a buyer who wants to occupy part of the site and lease the rest.

Sale Condition:

Per a covenant with the City of El Monte, all three parcels must be sold together to a single buyer. None of the parcels will be sold separately.

Owner-User + Investor: Occupy One, Lease the Other:

The property is built to support a hybrid strategy in which part of the site generates income while the owner operates from the other part.

Occupy 9877, Collect Rent from 9869: An owner-user can move into the vacant 9877 corner site, either continuing the automotive use or repositioning it for any use permitted under MMU zoning. Meanwhile, the leased retail building at 9869 produces contractual income through December 31, 2031, with annual increases and a 5-year renewal option. That rent directly offsets the owner's cost of occupancy. Operate the Market, Lease the Lot: Alternatively, a buyer can operate the retail building at 9869 and lease the 9877 site to an automotive, service, or other commercial operator. The corner site's visibility, frontage, and existing auto-oriented improvements make it readily leasable. Monetize the Parking Lot: The 38-space lot at 9863 can be dedicated to the owner's own operation, shared among tenants, or leased separately for parking or vehicle storage to create an additional income stream. Financing Advantage: Pairing owner occupancy with in-place rental income can strengthen the buyer's financing profile and lower the effective cost of ownership, compared with buying a single-use building outright. Development Opportunity:

Scale Along Garvey: Controlling ±38,133 SF across three contiguous parcels, including a corner, is uncommon on this stretch of Garvey Avenue. It gives a developer a site large and flexible enough for a meaningful project rather than piecemeal infill. MMU Zoning: Mixed Multi-Use zoning (EMMC Chapter 17.30) allows a blend of commercial, residential, and mixed-use development, which could include ground-floor retail with residential above, a multi-tenant commercial center, or a phased redevelopment. All development is subject to City of El Monte entitlement review. Income While Entitling: The 9869 lease and the potential income from leasing the lot and the corner site provide cash flow to carry the property through planning and entitlement. Land Banking: Investors focused on long-term corridor positioning can hold the site, collect income, and time redevelopment to the market. For the Investor:

Long-Term, In-Place Income with Built-In Rent Growth : 9869 Garvey Ave is leased through December 31, 2031, with contractual annual increases and a 5-year renewal option. Established Tenancy: The tenant relationship at 9869 goes back decades, which points to stable occupancy and lower turnover risk. Value-Add Upside: Leasing the vacant 9877 corner site and the parking lot can raise total income from the property beyond the existing lease. 1031 Exchange Candidate: The offering combines stable income, land value, and redevelopment optionality in a single acquisition.