16795 Monterey Rd 6,450 SF Retail Building Morgan Hill, CA 95037 $2,650,000 ($410.85/SF) 5.30% Cap Rate

Yellowstone Investments is pleased to exclusively present for sale this exceptional ±6,450-square-foot mixed-use commercial property located at 16795 Monterey Rd, Morgan Hill, CA. Situated on a ±25,758-square-foot lot and built in 1990, this asset offers a prime investment opportunity in the heart of one of South Bay’s most dynamic submarkets.
The property is currently occupied by two established tenants, Pretty Bloom Nail Bar and Elite Barber College, occupying approximately 30% and 40% of the building, respectively. The middle unit, which represents approximately 30% of the building, will be delivered vacant upon COE, offering immediate leasing upside. Each unit includes its own private bathroom for tenant convenience, and Pretty Bloom Nail Bar also features a kitchen, enhancing functionality for its business use.
All leases include 3% annual rent increases, providing built-in revenue growth. Additionally, Pretty Bloom Nail Bar holds options to extend, supporting long-term tenancy stability. The property presents an opportunity for a new owner to convert all leases to NNN upon expiration, thereby significantly reducing owner-paid expenses. The property is serviced by two separate water meters—one for interior use and one for landscaping—further supporting efficient expense allocation.
The building has undergone over $450,000 in recent capital improvements, and each tenant has also invested significantly in their respective spaces, demonstrating long-term commitment and pride of operation. The site offers ±23 parking spaces, ensuring ample on-site parking for customers and staff.
Located directly on Monterey Highway, one of Morgan Hill’s most traveled commercial corridors, the property enjoys excellent visibility, strong daily traffic counts, and convenient regional access. With minimal upkeep requirements, established tenants, and leasing upside through the vacant middle unit, this asset provides a stable income stream and long-term growth potential in a high-demand retail corridor of South Silicon Valley.