La Mirada Commercial/Retail
For Sale
Contact for pricing
15020 La Mirada Blvd, La Mirada, CA 90638
Two-story commercial/retail building in La Mirada Theater Center.
Property Size36,677 SF
Price / SF$272.65
Days on Market365
Property Features for 15020 La Mirada Blvd
General Information
Standard status
Active
Size
36,677 SF
Total Parking Spaces
55
Property subtype
Retail, Office, Business for Sale
Zoning
C-4 General Commercial (Verify)
Investment Type
Owner/User
Building Details
Year Renovated
2022
Stories
2
Listing Agency:
Colliers International
Listed By:
Selden McKnight · License #CA 02027919
Source:
Crexi
Added: Aug 12, 2025
Changed: Aug 8
Last Checked: Aug 10 at 4:52AM
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 Colliers International
Investment Insights
Based on property information with market context.
Located in La Mirada, this two-story commercial/retail building offers an opportunity for owner-users or investors. The property, situated within the La Mirada Theater Center, has undergone full renovations since 2022, including a new roof, HVAC system, plumbing, electrical systems, exterior paint, and new offices. Corporate neighbors include Taco Bell, Wendy’s, IHOP, UFC Gym, and Albertsons. The upstairs area has been converted into professional office space, featuring 20 private offices, an exercise room, break rooms, a conference room, and multiple restrooms with high-end finishes and glass-lined private offices. The downstairs is occupied by Golf Plus, a screen golf facility completed in 2024, offering memberships, private VIP rooms, golf lessons, and a putting area. Amenities include a commercial kitchen, a sports bar with a Type 42 Liquor License, a personal training center, and locker rooms. The sale includes the Golf Plus business, along with its furniture, fixtures, and equipment. The upstairs unit can be delivered vacant shortly after the close of escrow. The property size is 36677 square feet.
Key Highlights
- Fully renovated two‑story commercial/retail building since 2022, featuring a new roof, HVAC, plumbing, electrical, exterior paint, and offices.
- Includes the Golf Plus business with FF&E, commercial kitchen, sports bar (Type 42 Liquor License), and training center.
- Located in the high‑traffic La Mirada Theater Center, near Taco Bell, Wendy’s, IHOP, UFC Gym, and Albertsons.
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
$801,730
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
8.02%
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%
$16,034,600
$16.0M
Cap Rate 7%
$11,453,286
$11.5M
Cap Rate 9%
$8,908,111
$8.9M
Market Conditions
NOI Build-Up for 36,677 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
$1.41M $38.40/SF
− Vacancy
−$339.4K −$9.25/SF
EGI
$1.07M $29.15/SF
− OpEx
−$267.2K −$7.29/SF
NOI
$801.7K $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%
$16,034,600
Cap Rate 7%
$11,453,286
Cap Rate 9%
$8,908,111
Alternative Uses
Best Use
Office B
$11.45M
$10.02M – $13.36M
NOI $801,730 @ 7.0% cap · market cap 8.02%
Second Best
Mixed Use
$10.61M
$9.28M – $12.38M
NOI $742,709 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$19.64M
$17.18M – $22.91M
NOI $1,374,571 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
692
Businesses Nearby
Explore this area
Business Placement
Demographics for 90638, CA
46,967
Population
15,459
Households
3
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
6,100
Density / Sq Mi
$110,606
Median Household Income
$54,235
Median Earnings
$2,052
Median Rent
$765,100
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 - Two-story commercial/retail building in La Mirada Theater Center.
Where is this mixed-use property located?
The property is located at 15020 La Mirada Blvd La Mirada, CA.
What is the asking price?
The asking price for this property is $10,000,000.
What are key features of this property?
This property features: Fully renovated two‑story commercial/retail building since 2022, featuring a new roof, HVAC, plumbing, electrical, exterior paint, and offices.; Includes the Golf Plus business with FF&E, commercial kitchen, sports bar (Type 42 Liquor License), and training center.; Located in the high‑traffic La Mirada Theater Center, near Taco Bell, Wendy’s, IHOP, UFC Gym, and Albertsons.
