Retail and Office Property with
For Sale
Contact for pricing
Pending
11685 National Blvd, Los Angeles, CA 90064
Retail and office building with 12 parking spaces and 43.92% current leased occupancy.
Property Size9,575 SF
Lot Size0.27 Acres
Days on Market195
Property Features for 11685 National Blvd
General Information
Standard status
Pending
Size
9,575 SF
Total Parking Spaces
12
Lot size
0.27 Acres
Property subtype
Retail, Office
Zoning
C2-1VL
Occupancy
44%
Net Operating Income
$361,029
Building Details
Tenancy
Multi
Listing Agency:
Par Commercial Brokerage
Listed By:
Arthur Peter · License #CA 010686613
(310) 395-2663
Source:
Crexi
Added: Feb 24
Changed: Aug 27
Last Checked: Sep 6 at 5:46PM
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 Par Commercial Brokerage
Investment Insights
Based on property information with market context.
Located at the prominent intersection of National Boulevard and South Barrington Avenue in West Los Angeles, this 9,575-square-foot retail and office property offers a value-add profile with 43.92% leased occupancy. The center is positioned for strategic repositioning, including tenant improvements, to improve leasing performance.
The property is situated on approximately 11,836 square feet of land and includes 12 parking spaces, providing on-site parking for day-to-day operations and supporting flexible future configuration.
This offering blends retail storefront presence with office space within a single asset, designed to accommodate ongoing leasing while also allowing for active asset management. The property is presented as an ideal acquisition for experienced operators focused on operational improvements and tenant upgrades.
The property is situated on approximately 11,836 square feet of land and includes 12 parking spaces, providing on-site parking for day-to-day operations and supporting flexible future configuration.
This offering blends retail storefront presence with office space within a single asset, designed to accommodate ongoing leasing while also allowing for active asset management. The property is presented as an ideal acquisition for experienced operators focused on operational improvements and tenant upgrades.
Key Highlights
- Retail and office property totaling 9,575 SF at the intersection of National Boulevard and South Barrington Avenue in West Los Angeles
- Currently 43.92% leased, offering value‑add upside for strategic repositioning and tenant improvements
- Approximately 11,836 SF of land with 12 parking spaces for tenant and visitor access
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
$227,274
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
3.15%
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%
$4,545,480
$4.5M
Cap Rate 7%
$3,246,771
$3.2M
Cap Rate 9%
$2,525,267
$2.5M
Market Conditions
NOI Build-Up for 9,575 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
$372.3K $38.88/SF
− Vacancy
−$69.2K −$7.23/SF
EGI
$303.0K $31.65/SF
− OpEx
−$75.8K −$7.91/SF
NOI
$227.3K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$4,545,480
Cap Rate 7%
$3,246,771
Cap Rate 9%
$2,525,267
Alternative Uses
Best Use
Office B
$3.25M
$2.84M – $3.79M
NOI $227,274 @ 7.0% cap · market cap 3.15%
Second Best
Retail
$3.17M
$2.78M – $3.70M
NOI $222,209 @ 7.0% cap · market cap 3.08%
Theoretical Best
Multifamily LT 5
$193.98M
$169.74M – $226.31M
NOI $13,578,863 @ 7.0% cap · market cap 188.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
43.9%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 90064, CA
27,553
Population
12,897
Households
2.1
Avg Household Size
40
Median Age
71%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
7,447
Density / Sq Mi
$129,703
Median Household Income
$84,766
Median Earnings
$2,710
Median Rent
$1,746,800
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?
Retail space - Retail and office building with 12 parking spaces and 43.92% current leased occupancy.
Where is this retail space located?
The property is located at 11685 National Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $7,220,000.
What are key features of this property?
This property features: Retail and office property totaling 9,575 SF at the intersection of National Boulevard and South Barrington Avenue in West Los Angeles; Currently 43.92% leased, offering value‑add upside for strategic repositioning and tenant improvements; Approximately 11,836 SF of land with 12 parking spaces for tenant and visitor access
