Flex Warehouse Office
For Sale
$1,600,000
Pending
1427 S Pacific Ave, San Pedro, CA 90066
Versatile warehouse and office layout with street-facing presence and ample on-site parking for a range of uses.
Property Size4,800 SF
Lot Size0.17 Acres
Days on Market296
Property Features for 1427 S Pacific Ave
General Information
Standard status
Pending
Size
4,800 SF
Lot size
0.17 Acres
Zoning
C2-1XL-CPIO
Listing Agency:
Realty Executives All Cities
(562) 304-8649
Listed By:
Jorge Serna
(562) 304-8649
Source:
Exprealty
Added: Oct 22, 2025
Changed: Aug 11
Last Checked: Aug 12 at 9:51AM
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 Executives All Cities
Investment Insights
Based on property information with market context.
This versatile flex warehouse office building includes approximately 4,800 square feet of interior space on a 7,500 square foot lot. The layout features multiple private offices, a reception area, conference space, and a large open warehouse area, supporting both back-of-house operations and client-facing work. Exterior improvements include ample on-site parking, and the warehouse portion benefits from excellent street visibility.
The property is located along San Pedro’s Pacific Avenue corridor with strong frontage and exposure for business operations. It is zoned C2-1XL-CPIO and falls within the San Pedro Community Plan Implementation Overlay, which may offer long-term flexibility; all uses and entitlements should be verified by the buyer. The location is described as minutes from the Port of Los Angeles, Downtown San Pedro, and the West Harbor Waterfront Project.
For tenants or owner-users, the combination of office build-out and an open warehouse supports professional services, industrial-adjacent operations, or creative work that needs both workspace and visibility. For buyers considering future repositioning, the stated zoning and overlay may allow for a broader path forward, subject to confirmation of permitted uses and required entitlements.
The property is located along San Pedro’s Pacific Avenue corridor with strong frontage and exposure for business operations. It is zoned C2-1XL-CPIO and falls within the San Pedro Community Plan Implementation Overlay, which may offer long-term flexibility; all uses and entitlements should be verified by the buyer. The location is described as minutes from the Port of Los Angeles, Downtown San Pedro, and the West Harbor Waterfront Project.
For tenants or owner-users, the combination of office build-out and an open warehouse supports professional services, industrial-adjacent operations, or creative work that needs both workspace and visibility. For buyers considering future repositioning, the stated zoning and overlay may allow for a broader path forward, subject to confirmation of permitted uses and required entitlements.
Key Highlights
- Versatile commercial building with approx. 4,800 SF interior space on a 7,500 SF lot
- Warehouse plus office layout including multiple private offices, reception area, and conference space
- Large open warehouse with street‑facing presence along Pacific Avenue
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
$113,934
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
7.12%
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%
$2,278,680
$2.3M
Cap Rate 7%
$1,627,629
$1.6M
Cap Rate 9%
$1,265,933
$1.3M
Market Conditions
NOI Build-Up for 4,800 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
$186.6K $38.88/SF
− Vacancy
−$34.7K −$7.23/SF
EGI
$151.9K $31.65/SF
− OpEx
−$38.0K −$7.91/SF
NOI
$113.9K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$2,278,680
Cap Rate 7%
$1,627,629
Cap Rate 9%
$1,265,933
Alternative Uses
Best Use
Office B
$1.63M
$1.42M – $1.90M
NOI $113,934 @ 7.0% cap · market cap 7.12%
Second Best
Warehouse
$1.03M
$905.1K – $1.21M
NOI $72,406 @ 7.0% cap · market cap 4.53%
Theoretical Best
Multifamily LT 5
$97.25M
$85.09M – $113.45M
NOI $6,807,158 @ 7.0% cap · market cap 425.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,599
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90066, CA
55,304
Population
26,591
Households
2.1
Avg Household Size
38
Median Age
61%
College-Educated
92%
High-School Grad
4.8 sq mi
ZIP Area
11,522
Density / Sq Mi
$107,786
Median Household Income
$67,298
Median Earnings
$2,211
Median Rent
$1,636,600
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?
Flex space - Versatile warehouse and office layout with street-facing presence and ample on-site parking for a range of uses.
Where is this flex space located?
The property is located at 1427 S Pacific Ave San Pedro, CA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Versatile commercial building with approx. 4,800 SF interior space on a 7,500 SF lot; Warehouse plus office layout including multiple private offices, reception area, and conference space; Large open warehouse with street‑facing presence along Pacific Avenue
