2319-2333 Durfee Ave

Highlights:

• Age: 41-50 Years Old
• Water: Municipal Water
• Sewer: Public
• Lot Size: 1/2 - 1 Acre

Description:

The El Monte Renaissance: A Strategic Growth and Investment Hub
El Monte is undergoing a remarkable transformation, propelled by significant public and private investment that is reshaping the city into one of the San Gabriel Valley's most dynamic residential, commercial, and employment centers. Strategically located approximately 13 miles east of Downtown Los Angeles and 8 miles south of Pasadena, the city benefits from exceptional regional connectivity via the I-10, I-60 and I-605 freeways, the El Monte Transit Center, and Metrolink rail service.
Its central location provides convenient access to Southern California's major employment, transportation, and logistics corridors, including Downtown Los Angeles, the San Gabriel Valley, Ontario International Airport, Los Angeles International Airport, and the Ports of Los Angeles and Long Beach. This connectivity continues to attract substantial investment, fueling ongoing residential, retail, and industrial development throughout the city.
El Monte's evolving economic landscape is anchored by a diverse mix of national retailers, regional employers, financial institutions, and growing industrial users. Major retailers, restaurants, and service providers have expanded their presence throughout the city, while new logistics and commercial developments continue to strengthen its role as a key business destination in the region. The Flair Park business district further enhances the city's economic foundation, serving as home to major corporate and banking operations.

Supported by strong demographics, transportation infrastructure, and a forward-looking vision for sustainable growth, El Monte offers investors a compelling opportunity to participate in one of the San Gabriel Valley's most active and rapidly evolving markets. As the city continues to execute its long-term vision of a vibrant live-work-play environment, demand for housing, retail services, and commercial space is expected to remain strong for years to come.

18-Unit Mixed-Use - a Value-Add Opportunity: 5.74% Cap Rate with Redevelopment Upside

The property is zoned MMU (Mixed/Multi-Use), one of El Monte's most progressive and flexible designations. The site's configuration and zoning support significant redevelopment potential, while in-place income delivers a 5.74% cap rate.

· 18 Units: 12 Residential Units and 6 Retail/Office Units
· MMU zoning
· CAP: 5.74%; Effective Gross Income: $366,339
· GLA: 10,355 SF;
· Lot: 30,542 SF with Frontage: 122 Ft
· 39 Parking Spaces
· Proximity to major freeways (I-10, I-60, I-605), transit, parks, and retail amenities

2319–2333 Durfee Avenue presents a rare mixed-use investment opportunity consisting of five single-story buildings constructed in 1979 and totaling approximately 10,355 square feet of gross leasable area on a 30,542-square-foot parcel . The property enjoys approximately 122 feet of frontage along Durfee Avenue , providing strong street visibility, convenient access, and excellent exposure for commercial tenants.
Twin Palms Estate is thoughtfully designed with six commercial suites and twelve residential apartment units , creating a diversified income stream and a complementary live-work environment. The commercial spaces are positioned along Durfee Avenue to maximize customer exposure, while the residential units are situated toward the rear of the property, offering a more private living experience.
The commercial component consists of flexible retail and office suites ranging from approximately 500 to 550 square feet , each featuring private restrooms, HVAC systems, and dedicated parking. The tenant mix includes professional service providers, neighborhood retailers, and other small businesses that benefit from the property's visibility, accessibility, and proximity to major transportation corridors.
The residential component includes a mix of one-, two-, and three-bedroom apartments designed for comfortable living. Units feature updated finishes, in-unit laundry hookups, and access to landscaped common areas. The site's layout promotes privacy, abundant natural light, and a pleasant residential setting through well-maintained walkways and open spaces.
Ownership has consistently invested in the property's upkeep through a series of capital improvements, including interior paint updates, upgraded flooring, selective installation of energy-efficient lighting, enhanced landscaping, and resurfaced parking areas. As a result, the property presents in well-maintained condition and reflects strong pride of ownership.
The site provides 39 on-site parking spaces , offering ample parking for residents, customers, and visitors. The level and fully paved parcel, complemented by mature landscaping and perimeter fencing, creates an attractive and secure environment for occupants.

Physical and environmental considerations further enhance the investment profile. Utilities are individually metered for electricity and gas, allowing for efficient expense allocation. The property is not located within a designated flood zone or area of known environmental concern, and recent environmental reviews have indicated no significant hazardous material issues or deferred maintenance concerns. Additionally, the property's MMU zoning designation offers future flexibility for redevelopment or expansion, providing investors with both stable in-place income and long-term value creation potential.

The Durfee Avenue corridor represents the vanguard of El Monte’s revitalization strategy, specifically designated by the City for high-impact Mixed/Multiuse (MMU) development. The City’s vision transforms this essential artery into a premier residential and business destination through specialized streetscape enhancements, including widened pedestrian promenades, canopy landscaping, and upgraded lighting. Under the MMU zoning framework, the corridor is engineered to support "by-right" high-density housing integrated with ground-floor retail, allowing for densities of up to 35 units per acre. This regulatory environment is designed to streamline the development of pedestrian-oriented projects that reduce automobile dependence and maximize land value.

2319–2333 Durfee Avenue stands as a cornerstone opportunity within this revitalized corridor, perfectly positioned to capture the value of the city’s transit-oriented future. As the City prioritizes the transition of underutilized sites into vibrant mixed-use hubs, this property offers investors a rare entry point into a high-density development play with significant "by-right" upside. The site is uniquely situated to benefit from the corridor’s aesthetic upgrades and the surrounding influx of institutional investment, making it a primary candidate for a signature project that combines premium residential units with high-visibility retail. For the sophisticated investor, 2319–2333 Durfee Avenue is not just a land acquisition; it is a strategic stake in the most promising development corridor in Southern California.

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Listing ID: 61323c99-8641-4956-9156-789d8ed956f2

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