Multi-Tenant Strip
New
For Sale
$6,640,000
8428-8456 E Alondra Blvd, Paramount, CA 90723
One-story retail property with three freestanding buildings, signage, and on-site parking.
Property Size16,262 SF
Price / SF$408.31
Days on Market5
Property Features for 8428-8456 E Alondra Blvd
General Information
Standard status
Active
Size
16,262 SF
Property subtype
Retail
Occupancy
94%
Site & Location
Drive-Thru
Yes
Pylon Signage
Yes
Highway Access
Yes
Building Details
Building Size
16,262 SF
Year Built
1987
Buildings
3
Stories
1
Tenancy
Multi
Parking Ratio
3.5 per 1,000 SF
Listing Agency:
Lee & Associates | Investment Services Group
(213) 623-0800
Listed By:
Matthew Sullivan · License #00848427
Source:
Lee-associates
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 8:58PM
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 Lee & Associates | Investment Services Group
Investment Insights
Based on property information with market context.
8428-8456 E Alondra Blvd is a one-story strip mall in Paramount, California, comprising three freestanding retail buildings totaling approximately 16,262 SF. Constructed in 1987, the property is configured for multiple occupants and includes on-site parking, building signage, pylon signage, and drive-thru access.
The center is currently 93.5% occupied. Parking is provided at a ratio of 3.5 spaces per 1,000 SF, while access to the 91 and 710 freeways supports regional connectivity. The property’s position along E Alondra Blvd places the retail buildings within a visible major-street setting.
The center is currently 93.5% occupied. Parking is provided at a ratio of 3.5 spaces per 1,000 SF, while access to the 91 and 710 freeways supports regional connectivity. The property’s position along E Alondra Blvd places the retail buildings within a visible major-street setting.
Key Highlights
- Approximately 16,262 SF of multi‑tenant retail space
- Three freestanding one‑story retail buildings
- 93.5% current occupancy
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
$359,790
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
5.42%
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%
$7,195,800
$7.2M
Cap Rate 7%
$5,139,857
$5.1M
Cap Rate 9%
$3,997,667
$4.0M
Market Conditions
NOI Build-Up for 16,262 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
$550.3K $33.84/SF
− Vacancy
−$36.3K −$2.23/SF
EGI
$514.0K $31.61/SF
− OpEx
−$154.2K −$9.48/SF
NOI
$359.8K $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%
$7,195,800
Cap Rate 7%
$5,139,857
Cap Rate 9%
$3,997,667
Alternative Uses
Best Use
Retail
$5.14M
$4.50M – $6.00M
NOI $359,790 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.71M
$7.62M – $10.16M
NOI $609,463 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
93.5%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,744
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Groceries 32%
Shops & Services 1%
Electronics 1%
Stater Bros. Markets
Groceries
44,330 visits/mo
0.1 miles
McDonald's
Dining
32,729 visits/mo
0.5 miles
King Taco
Dining
28,536 visits/mo
0.5 miles
Starbucks
Dining
19,012 visits/mo
0.4 miles
El Gallo Giro
Dining
8,900 visits/mo
0.5 miles
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
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 - One-story retail property with three freestanding buildings, signage, and on-site parking.
Where is this strip mall located?
The property is located at 8428-8456 E Alondra Blvd Paramount, CA.
What is the asking price?
The asking price for this property is $6,640,000.
What are key features of this property?
This property features: Approximately 16,262 SF of multi‑tenant retail space; Three freestanding one‑story retail buildings; 93.5% current occupancy
