Retail/Office Property with
For Sale
$2,399,000
Pending
9201 California Ave, South Gate, CA 90280
Retail/office property in great location with lots of potential.
Property Size8,485 SF
Lot Size0.19 Acres
Days on Market269
Property Features for 9201 California Ave
General Information
Standard status
Pending
Size
8,485 SF
Lot size
0.19 Acres
Property subtype
Commercial
Building Details
Building Size
8,485 SF
Year Built
1947
Listing Agency:
(626) 806-6625
Listed By:
Rafael Ortiz
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 13
Last Checked: Aug 24 at 7:05AM
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 Rafael Ortiz
Investment Insights
Based on property information with market context.
This property, consisting of two APNs to be purchased together, offers a great location with lots of potential. It is suitable for retail, shops, office space, and more.
Key Highlights
- Great location with lots of potential
- Sale consists of 2 APNs, must buy together
- Suitable for retail, shops, office, and more
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
$187,727
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
7.83%
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%
$3,754,540
$3.8M
Cap Rate 7%
$2,681,814
$2.7M
Cap Rate 9%
$2,085,856
$2.1M
Market Conditions
NOI Build-Up for 8,485 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
$287.1K $33.84/SF
− Vacancy
−$19.0K −$2.23/SF
EGI
$268.2K $31.61/SF
− OpEx
−$80.5K −$9.48/SF
NOI
$187.7K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$3,754,540
Cap Rate 7%
$2,681,814
Cap Rate 9%
$2,085,856
Alternative Uses
Best Use
Retail
$2.68M
$2.35M – $3.13M
NOI $187,727 @ 7.0% cap · market cap 7.83%
Second Best
Office B
$2.65M
$2.32M – $3.09M
NOI $185,475 @ 7.0% cap · market cap 7.73%
Theoretical Best
Office A
$4.54M
$3.97M – $5.30M
NOI $317,999 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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?
Retail space - Retail/office property in great location with lots of potential.
Where is this retail space located?
The property is located at 9201 California Ave South Gate, CA.
What is the asking price?
The asking price for this property is $2,399,000.
What are key features of this property?
This property features: Great location with lots of potential; Sale consists of 2 APNs, must buy together; Suitable for retail, shops, office, and more
