Single-Tenant Retail
For Sale
$1,199,999
4254 Floral, Los Angeles, CA 90063
SINGLE_FAMILY - Los Angeles, CA
Property Size2,526 SF
Lot Size0.16 Acres
Price / SF$475.06
Days on Market147
Property Features for 4254 Floral
General Information
Property type
Residential
Property subtype
Retail
Directions
Main street N. Eartern Ave.
Subdivision
699 - Not Defined
Standard status
Active
APN
0534001002
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
4036
Building Details
Year built
1982
Listing Agency:
VISMAR REAL ESTATE
(626) 598-3980
Listed By:
Saray Sanchez · License #01949045
(323) 360-1895
Added: Mar 23
Changed: Jul 6
Last Checked: Aug 16 at 2:06AM
MLS# CV26071115
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This +/-2,526-square-foot single-tenant retail asset is situated on a +/-6,970-square-foot dual-parcel lot. The business is not included in the sale, creating a clean slate for an owner-user or investor. The property is currently occupied by a month-to-month tenant at a rate described as well below market standards, with the opportunity to reset the lease, or potentially take delivery vacant depending on tenant status.
The offering is located in a high-density trade area near the intersection of Floral Drive and North Eastern Avenue. The property is positioned for visibility and operational flexibility, supported by a long history of stability referenced as approximately 40 years.
For buyers seeking a retail real estate purchase with controllable occupancy terms, this is presented as a pure real estate play on a dual-parcel site with an adaptable path forward.
The offering is located in a high-density trade area near the intersection of Floral Drive and North Eastern Avenue. The property is positioned for visibility and operational flexibility, supported by a long history of stability referenced as approximately 40 years.
For buyers seeking a retail real estate purchase with controllable occupancy terms, this is presented as a pure real estate play on a dual-parcel site with an adaptable path forward.
Key Highlights
- +/-2,526 SF single‑tenant retail asset on a +/-6,970 SF dual‑parcel lot
- Year built: 1982
- Located near the intersection of Floral Drive and North Eastern Avenue in a high‑density trade area
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
$58,621
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
4.89%
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%
$1,172,420
$1.2M
Cap Rate 7%
$837,443
$837.4K
Cap Rate 9%
$651,344
$651.3K
Market Conditions
NOI Build-Up for 2,526 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
$93.4K $36.96/SF
− Vacancy
−$9.6K −$3.81/SF
EGI
$83.7K $33.15/SF
− OpEx
−$25.1K −$9.95/SF
NOI
$58.6K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,172,420
Cap Rate 7%
$837,443
Cap Rate 9%
$651,344
Alternative Uses
Best Use
Retail
$837.4K
$732.8K – $977.0K
NOI $58,621 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$51.18M
$44.78M – $59.70M
NOI $3,582,267 @ 7.0% cap · market cap 298.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,155
Businesses Nearby
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Single-tenant retail building on a dual-parcel lot, currently occupied by a month-to-month tenant.
Where is this retail space located?
The property is located at 4254 Floral Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,199,999.
What are key features of this property?
This property features: +/-2,526 SF single‑tenant retail asset on a +/-6,970 SF dual‑parcel lot; Year built: 1982; Located near the intersection of Floral Drive and North Eastern Avenue in a high‑density trade area
