Investment Overview: A rare two-parcel assemblage on East Garvey Avenue in El Monte, offering a combined ±23,681 SF of land (±0.54 acres) with an established, income-producing retail building and an adjacent 38-space parking lot — ideal for a value-add investor, 1031 exchange buyer, or an owner-user seeking a mixed-use commercial footprint in the heart of the San Gabriel Valley. Expansion Opportunity — Adjacent Parcel Also Available: The neighboring property at 9877 Garvey Avenue is separately available for sale, offering a buyer the ability to further expand this assemblage along the corridor. Combined with 9863 & 9869, this presents a rare opportunity to control a larger contiguous holding on Garvey Avenue — subject to separate terms and pricing. For the Investor: - Long-Term, In-Place Income with Built-In Rent Growth — 9869 Garvey Ave is leased through December 31, 2031 under an existing lease with contractual annual rent increases and a 5-year renewal option, delivering predictable, growing cash flow well into the next decade without the leasing risk of a vacant asset. - True Assemblage Play — With Room to Grow — Owning both the retail building and the adjacent surface lot together is rare on this stretch of Garvey Avenue, and the separate availability of 9877 Garvey Avenue next door opens the door to an even larger contiguous holding. For investors focused on land banking or long-term corridor positioning, this is a chance to build scale in an infill San Gabriel Valley location. - MMU Zoning Adds Optionality — Mixed Multi-Use zoning broadens the long-term redevelopment potential of the site beyond retail — supporting a blend of commercial, residential, and mixed-use development possibilities, subject to City of El Monte entitlement review. This gives investors a meaningful upside lever beyond current in-place income. - Established Tenancy — The tenant relationship at this address traces back decades reflecting a stable, long-standing occupancy history and reduced turnover risk. - Location — Positioned on Garvey Avenue in El Monte — a dense, established commercial corridor in the San Gabriel Valley with strong day-to-day traffic and proximity to the I-10 and I-605 freeway system, offering long-term durability of demand. For the Owner-User: - A Path to Ownership with a Built-In Transition — The current lease structure and 2031 term/renewal window give an owner-user a clear, financeable runway to acquire the asset now as an investment, with visibility toward future occupancy — a strategic way to secure real estate in a tightly-held submarket ahead of committing to occupancy. - Flexible MMU Zoning — Mixed Multi-Use zoning gives an owner-user flexibility to operate a range of commercial uses on site today, with the added long-term option to incorporate residential or mixed-use components as needs evolve or the site is redeveloped. - Immediate Parking & Circulation — The adjoining 38-space lot solves one of the biggest pain points for Garvey Avenue businesses — dedicated, on-site parking — a meaningful advantage for retail, service, or professional office users over comparably sized buildings without it. - Room to Expand — With 9877 Garvey Avenue available next door, an owner-user has a clear path to grow their footprint over time — securing a foothold now with the ability to add adjacent square footage as the business scales.