Two-Story Mixed-Use
For Sale
$1,495,000
132 North Pacific Avenue, San Pedro, CA 90731
Two-story building with a ground-floor restaurant and corner mini-market plus four residential units upstairs.
Property Size6,000 SF
Price / SF$249.17
Days on Market211
Property Features for 132 North Pacific Avenue
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Commercial Sale / Mixed Use
Additional Details
Multifamily Units
4
Building Details
Year Built
1922
Stories
2
Tenancy
Multi
Listing Agency:
Lux Bancorp
Listed By:
Monica De La Riva · License #01782939
(714) 552-4222
Source:
Compass
Added: Feb 8
Changed: Aug 8
Last Checked: Jul 23 at 8:04AM
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 Lux Bancorp
Investment Insights
Based on property information with market context.
This two-story mixed-use property offers income-producing ground-floor retail/restaurant space and four residential units on the upper level. The ground floor includes a full-service restaurant, a corner mini-market, and a popular nutrition store. Upstairs are four 1-bed/1-bath residential units, with two currently occupied by long-term tenants and two fully remodeled units left vacant and move-in ready.
Located at 132 North Pacific Avenue in San Pedro, CA 90731, the property is described as minutes from the San Pedro Fish Market and near ongoing and planned waterfront development, including a 42-acre waterfront promenade and an open-air amphitheater. The building’s mixed layout and current occupancy provide an owner with flexibility to live in one unit, rent all units, or reposition the vacant units after purchase.
Located at 132 North Pacific Avenue in San Pedro, CA 90731, the property is described as minutes from the San Pedro Fish Market and near ongoing and planned waterfront development, including a 42-acre waterfront promenade and an open-air amphitheater. The building’s mixed layout and current occupancy provide an owner with flexibility to live in one unit, rent all units, or reposition the vacant units after purchase.
Key Highlights
- 1922 two‑story mixed‑use building with a ground‑floor restaurant, corner mini‑market, and upstairs residential units
- Ground floor includes full‑service restaurant "The Gem of San Pedro," corner mini‑market "Esquina de Oro," and a nutrition store
- Upstairs features four residential units total: two long‑term occupied units and two vacant, fully remodeled 1‑bed/1‑bath units
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
$121,500
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
8.13%
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%
$2,430,000
$2.4M
Cap Rate 7%
$1,735,714
$1.7M
Cap Rate 9%
$1,350,000
$1.4M
Market Conditions
NOI Build-Up for 6,000 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
$216.0K $36.00/SF
− Vacancy
−$21.6K −$3.60/SF
EGI
$194.4K $32.40/SF
− OpEx
−$72.9K −$12.15/SF
NOI
$121.5K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,430,000
Cap Rate 7%
$1,735,714
Cap Rate 9%
$1,350,000
Alternative Uses
Best Use
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,495 @ 7.0% cap · market cap 10.87%
Second Best
Retail
$1.99M
$1.74M – $2.32M
NOI $139,243 @ 7.0% cap · market cap 9.31%
Theoretical Best
Multifamily LT 5
$121.56M
$106.36M – $141.82M
NOI $8,508,948 @ 7.0% cap · market cap 569.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,735
Businesses Nearby
Explore this area
Business Placement
Demographics for 90731, CA
61,270
Population
24,477
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
81%
High-School Grad
9.3 sq mi
ZIP Area
6,588
Density / Sq Mi
$71,936
Median Household Income
$41,324
Median Earnings
$1,645
Median Rent
$808,800
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?
Mixed-use property - Two-story building with a ground-floor restaurant and corner mini-market plus four residential units upstairs.
Where is this mixed-use property located?
The property is located at 132 North Pacific Avenue San Pedro, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1922 two‑story mixed‑use building with a ground‑floor restaurant, corner mini‑market, and upstairs residential units; Ground floor includes full‑service restaurant "The Gem of San Pedro," corner mini‑market "Esquina de Oro," and a nutrition store; Upstairs features four residential units total: two long‑term occupied units and two vacant, fully remodeled 1‑bed/1‑bath units
