Inglewood Retail Strip
For Sale
$6,500,000
409 Grace Avenue, Inglewood, CA 90301
Single-story retail strip with 12 units in vibrant Inglewood.
Property Size11,382 SF
Lot Size0.87 Acres
Price / SF$571.08
Days on Market147
Property Features for 409 Grace Avenue
General Information
Standard status
Active
Size
11,382 SF
Lot size
0.87 Acres
Property subtype
Retail
Listing Agency:
CBRE LA
(239) 631-8788
Listed By:
Jenny Eng · License #01931251
(239) 631-8788
Source:
Cbre
Added: Mar 25
Changed: Aug 17
Last Checked: Aug 17 at 8:20PM
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 CBRE LA
Investment Insights
Based on property information with market context.
This single-story retail strip center, constructed in 1986, features 12 retail units within its approximately 11,382 square feet. Situated on an approximately 37,932 square foot lot zoned TOD Mixed Use 1, the property provides approximately 45 surface parking spaces, complemented by ample street parking. Located in Downtown Inglewood, the area is experiencing rapid growth and combines historical architecture with modern developments. The neighborhood offers a mix of shops, local art, fashion boutiques, specialty stores, restaurants, and cafes. Downtown Inglewood hosts numerous events and festivals. Recent additions of major venues like the YouTube Theater and the SoFi Stadium enhance its appeal as a destination for both locals and tourists. Future plans for Downtown Inglewood emphasize sustainability and accessibility, featuring pedestrian-friendly streets, green spaces, and improved public transportation options.
Key Highlights
- Located in rapidly developing Downtown Inglewood, a vibrant hub for entertainment, shopping, and dining.
- Proximity to major venues like YouTube Theater and SoFi Stadium enhances appeal to locals and tourists.
- ±11,382 SF retail strip with 12 units provides diverse income streams.**
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
$287,702
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
4.43%
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%
$5,754,040
$5.8M
Cap Rate 7%
$4,110,029
$4.1M
Cap Rate 9%
$3,196,689
$3.2M
Market Conditions
NOI Build-Up for 11,382 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
$420.7K $36.96/SF
− Vacancy
−$9.7K −$0.85/SF
EGI
$411.0K $36.11/SF
− OpEx
−$123.3K −$10.83/SF
NOI
$287.7K $25.28/SF
Area
Inglewood, CA
Vacancy
2.30%
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%
$5,754,040
Cap Rate 7%
$4,110,029
Cap Rate 9%
$3,196,689
Alternative Uses
Best Use
Retail
$4.11M
$3.60M – $4.80M
NOI $287,702 @ 7.0% cap · market cap 4.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.64M
$4.06M – $5.42M
NOI $325,070 @ 7.0% cap · market cap 5.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,409
Businesses Nearby
217k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 36%
Shops & Services 34%
Dining 31%
VONS
Groceries
47,561 visits/mo
0.4 miles
Superior Grocers
Groceries
30,382 visits/mo
0.2 miles
dd's DISCOUNTS
Shops & Services
27,882 visits/mo
0.1 miles
McDonald's
Dining
26,560 visits/mo
0.3 miles
Starbucks
Dining
22,323 visits/mo
0.5 miles
Demographics for 90301, CA
36,270
Population
12,884
Households
2.8
Avg Household Size
37
Median Age
20%
College-Educated
73%
High-School Grad
2.5 sq mi
ZIP Area
14,508
Density / Sq Mi
$62,991
Median Household Income
$33,884
Median Earnings
$1,658
Median Rent
$698,300
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?
Strip mall - Single-story retail strip with 12 units in vibrant Inglewood.
Where is this strip mall located?
The property is located at 409 Grace Avenue Inglewood, CA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Located in rapidly developing Downtown Inglewood, a vibrant hub for entertainment, shopping, and dining.; Proximity to major venues like YouTube Theater and SoFi Stadium enhances appeal to locals and tourists.; ±11,382 SF retail strip with 12 units provides diverse income streams.**
