Corner Lot Commercial
For Sale
$1,395,000
11810 Carmenita Rd, Whittier, CA 90605
Versatile commercial property on a bustling corner lot.
Property Size4,015 SF
Lot Size0.21 Acres
Days on Market154
Property Features for 11810 Carmenita Rd
General Information
Standard status
Active
Size
4,015 SF
Lot size
0.21 Acres
Property subtype
Commercial
Building Details
Building Size
4,015 SF
Year Built
1988
Listing Agency:
Realty One Group
(562) 696-6515
Listed By:
Nick Bakotich · License #00942464
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 1:58PM
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 Realty One Group
Investment Insights
Based on property information with market context.
This commercial property is located on a bustling corner lot. The main store area is designed for retail or service-oriented businesses and includes a refreshment cooler area. There are two offices, a refrigerated room, and a separate storage room. A flexible use area includes its own bathroom. Two bathrooms are available, one with a shower. A secure, gated parking lot is available. The location benefits from high traffic on a prominent street. Nearby apartments, a school, car dealerships, and offices surround the property. The property offers potential for a variety of business ventures.
Key Highlights
- High‑traffic corner lot location ensures maximum visibility and customer foot traffic.
- Expansive main store area suitable for retail or service businesses.
- Secure, gated parking lot provides ample and safe parking for customers and staff.
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
$88,830
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
6.37%
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%
$1,776,600
$1.8M
Cap Rate 7%
$1,269,000
$1.3M
Cap Rate 9%
$987,000
$987.0K
Market Conditions
NOI Build-Up for 4,015 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
$135.9K $33.84/SF
− Vacancy
−$9.0K −$2.23/SF
EGI
$126.9K $31.61/SF
− OpEx
−$38.1K −$9.48/SF
NOI
$88.8K $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%
$1,776,600
Cap Rate 7%
$1,269,000
Cap Rate 9%
$987,000
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,830 @ 7.0% cap · market cap 6.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,473 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
55k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 47%
Home Improvements & Furnishings 1%
ARCO
Shops & Services
17,074 visits/mo
0.4 miles
Jack in the Box
Dining
13,021 visits/mo
0.5 miles
Starbucks
Dining
12,654 visits/mo
0.5 miles
AMPM
Shops & Services
5,770 visits/mo
0.4 miles
Shell
Shops & Services
3,001 visits/mo
0.5 miles
Demographics for 90605, CA
40,189
Population
11,377
Households
3.5
Avg Household Size
37
Median Age
23%
College-Educated
83%
High-School Grad
6.4 sq mi
ZIP Area
6,280
Density / Sq Mi
$100,825
Median Household Income
$46,502
Median Earnings
$1,861
Median Rent
$662,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Versatile commercial property on a bustling corner lot.
Where is this storefront property located?
The property is located at 11810 Carmenita Rd Whittier, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: High‑traffic corner lot location ensures maximum visibility and customer foot traffic.; Expansive main store area suitable for retail or service businesses.; Secure, gated parking lot provides ample and safe parking for customers and staff.
