Mixed-Use Property with Rear
For Sale
$1,395,000
13175 Paramount, South Gate, CA 90280
Flexible configuration combines commercial space with a one-bedroom residential unit for live-work or rental use.
Property Size3,480 SF
Lot Size0.13 Acres
Price / SF$400.86
Days on Market52
Property Features for 13175 Paramount
General Information
Standard status
Active
Size
3,480 SF
Total Parking Spaces
8
Lot size
0.13 Acres
Additional Details
Highway Access
Yes
Building Details
Year Built
1960
Listing Agency:
Amberwood Real Estate
(562) 799-2388
Listed By:
Frank Sergi
Source:
Myfabuloushome
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 11:53AM
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 Amberwood Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,480 square feet on a 5,629-square-foot lot, with commercial and office areas complemented by a rear one-bedroom, one-bath residential unit. The layout supports live-work occupancy, rental use, or onsite management. Two garages with automatic openers, four additional parking spaces, and two remote wrought-iron gates add functional features to the property. The offering includes the units at 13175 and 13177 Paramount Boulevard along with the residence at 13179 Paramount Boulevard.
Located in South Gate, the property provides access to the 105 and 710 Freeways and sits within an area characterized by surrounding commercial activity. Flexible mixed-use zoning accommodates a range of business and residential uses, including professional office and retail concepts. Built in 1960, the property offers a combination of commercial space, residential accommodation, parking, and secured access.
Located in South Gate, the property provides access to the 105 and 710 Freeways and sits within an area characterized by surrounding commercial activity. Flexible mixed-use zoning accommodates a range of business and residential uses, including professional office and retail concepts. Built in 1960, the property offers a combination of commercial space, residential accommodation, parking, and secured access.
Key Highlights
- 3,480‑square‑foot mixed‑use property on a 5,629‑square‑foot lot
- Rear residential unit includes 1 bedroom and 1 bath
- Two garages with automatic openers, plus four additional parking spaces
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
$76,070
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
5.45%
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%
$1,521,400
$1.5M
Cap Rate 7%
$1,086,714
$1.1M
Cap Rate 9%
$845,222
$845.2K
Market Conditions
NOI Build-Up for 3,480 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
$133.6K $38.40/SF
− Vacancy
−$32.2K −$9.25/SF
EGI
$101.4K $29.15/SF
− OpEx
−$25.4K −$7.29/SF
NOI
$76.1K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$1,521,400
Cap Rate 7%
$1,086,714
Cap Rate 9%
$845,222
Alternative Uses
Best Use
Office B
$1.09M
$950.9K – $1.27M
NOI $76,070 @ 7.0% cap · market cap 5.45%
Second Best
Mixed Use
$1.01M
$880.9K – $1.17M
NOI $70,470 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,422 @ 7.0% cap · market cap 9.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
548
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?
Mixed-use property - Flexible configuration combines commercial space with a one-bedroom residential unit for live-work or rental use.
Where is this mixed-use property located?
The property is located at 13175 Paramount South Gate, 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: 3,480‑square‑foot mixed‑use property on a 5,629‑square‑foot lot; Rear residential unit includes 1 bedroom and 1 bath; Two garages with automatic openers, plus four additional parking spaces
