Multi-Office Retail-Front
For Sale
$875,000
11128 Whittier Blvd, Whittier, CA 90606
Versatile commercial building with interior office layout and parking on a high-traffic Whittier boulevard.
Property Size2,064 SF
Days on Market56
Property Features for 11128 Whittier Blvd
General Information
Standard status
Active
Size
2,064 SF
Total Parking Spaces
7
Property subtype
Commercial
Additional Details
Office Units
10
Taxes and HOA fees
Annual Taxes
$9,121
Building Details
Building Size
2,064 SF
Year Built
1955
Units
10
Listing Agency:
(818) 239-3500
Listed By:
Joyce Starleaf
Source:
Elliman
Added: Jun 20
Changed: Aug 12
Last Checked: Aug 14 at 11:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Joyce Starleaf
Investment Insights
Based on property information with market context.
This commercial building offers a flexible mix of office and retail possibilities. The interior includes 10 office rooms, supporting professional uses such as legal, insurance, or real estate offices. The property also presents the option of a hair salon configuration, and it includes parking to serve customers and staff.
The building is located on a high-traffic boulevard in the city of Whittier. The property notes car-dependent access and provides parking in the rear, along with a total of 7 parking spaces.
For tenants or buyers seeking a straightforward office-based setup with retail-flex optionality, the interior office count supports established professional operations. The presence of rear parking makes it practical for customer-facing services such as a hair salon, while the office room layout aligns well with firms looking for multiple private workspaces within one building.
The building is located on a high-traffic boulevard in the city of Whittier. The property notes car-dependent access and provides parking in the rear, along with a total of 7 parking spaces.
For tenants or buyers seeking a straightforward office-based setup with retail-flex optionality, the interior office count supports established professional operations. The presence of rear parking makes it practical for customer-facing services such as a hair salon, while the office room layout aligns well with firms looking for multiple private workspaces within one building.
Key Highlights
- Commercial building built in 1955 on a high‑traffic Blvd in Whittier
- Interior layout includes 10 offices
- Rear parking with 7 parking spaces
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
$45,117
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
5.16%
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%
$902,340
$902.3K
Cap Rate 7%
$644,529
$644.5K
Cap Rate 9%
$501,300
$501.3K
Market Conditions
NOI Build-Up for 2,064 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
$79.3K $38.40/SF
− Vacancy
−$19.1K −$9.25/SF
EGI
$60.2K $29.15/SF
− OpEx
−$15.0K −$7.29/SF
NOI
$45.1K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$902,340
Cap Rate 7%
$644,529
Cap Rate 9%
$501,300
Alternative Uses
Best Use
Office B
$644.5K
$564.0K – $752.0K
NOI $45,117 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$966.9K – $1.29M
NOI $77,354 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Office units
Location Intelligence
Trade Area within ½ mile
688
Businesses Nearby
Explore this area
Business Placement
Demographics for 90606, CA
32,078
Population
8,982
Households
3.6
Avg Household Size
38
Median Age
18%
College-Educated
76%
High-School Grad
3.8 sq mi
ZIP Area
8,442
Density / Sq Mi
$94,904
Median Household Income
$45,361
Median Earnings
$1,913
Median Rent
$623,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Versatile commercial building with interior office layout and parking on a high-traffic Whittier boulevard.
Where is this office units located?
The property is located at 11128 Whittier Blvd Whittier, CA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Commercial building built in 1955 on a high‑traffic Blvd in Whittier; Interior layout includes 10 offices; Rear parking with 7 parking spaces
