Five-Unit Strip
For Sale
$3,250,000
17326 Pioneer, Artesia, CA 90701
Commercial Sale, Artesia, CA
Property Size5,000 SF
Lot Size0.36 Acres
Price / SF$650
Days on Market203
Property Features for 17326 Pioneer
General Information
Property type
Residential
Property subtype
Retail
Directions
corner of Pioneer and Artesia.
Subdivision
RC - Artesia
Standard status
Active
APN
7033004029
Lot size
0.36 Acres
Building Details
Year built
1984
Listing Agency:
Keller Williams R. E. Services · Keller Williams Realty
(818) 432-3200
Listed By:
Kirk Garabedian · License #01216376
(818) 298-8810
Added: Feb 5
Changed: Aug 27
Last Checked: Aug 27 at 5:06AM
MLS# GD26032143
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This five-unit strip center was constructed in 1984 and is offered for sale as a single property. The center is approximately 5,000 square feet and sits on a 15,500 square foot lot. According to the current offering, 3 units (60% of the property) are vacant, creating space for an owner-user to occupy and potentially qualify for an SBA loan, or for an investor to re-tenant the asset.
The property is located at a signalized main intersection of Artesia Boulevard and Pioneer Boulevard in Artesia, California. Offering visibility and convenience for day-to-day retail traffic, the remarks cite combined traffic counts of over 50,000 vehicles based on 2018 MPSA estimates. The site is listed as less than 500 feet from the 91 Freeway and about one mile from the 605 Freeway. Nearby retailers mentioned include Chase Bank, Walgreens, Starbucks, and Stater Bros.
Ingress and egress via Pioneer and Artesia are described as convenient and easy, supporting practical access for customers and tenants.
The property is located at a signalized main intersection of Artesia Boulevard and Pioneer Boulevard in Artesia, California. Offering visibility and convenience for day-to-day retail traffic, the remarks cite combined traffic counts of over 50,000 vehicles based on 2018 MPSA estimates. The site is listed as less than 500 feet from the 91 Freeway and about one mile from the 605 Freeway. Nearby retailers mentioned include Chase Bank, Walgreens, Starbucks, and Stater Bros.
Ingress and egress via Pioneer and Artesia are described as convenient and easy, supporting practical access for customers and tenants.
Key Highlights
- 5‑unit strip center built in 1984, approx. 5,000 SF on a 15,500 SF lot in Artesia, CA
- 60% vacant: 3 of 5 units currently vacant, offering potential for an owner‑occupant or re‑leasing
- Approx. 50,000+ combined vehicles traffic counts (2018 MPSA estimates)
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
$110,623
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
3.40%
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%
$2,212,460
$2.2M
Cap Rate 7%
$1,580,329
$1.6M
Cap Rate 9%
$1,229,144
$1.2M
Market Conditions
NOI Build-Up for 5,000 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
$169.2K $33.84/SF
− Vacancy
−$11.2K −$2.23/SF
EGI
$158.0K $31.61/SF
− OpEx
−$47.4K −$9.48/SF
NOI
$110.6K $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%
$2,212,460
Cap Rate 7%
$1,580,329
Cap Rate 9%
$1,229,144
Alternative Uses
Best Use
Retail
$1.58M
$1.38M – $1.84M
NOI $110,623 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.68M
$2.34M – $3.12M
NOI $187,389 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,910
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 33%
Groceries 32%
Dining 27%
Home Improvements & Furnishings 4%
Stater Bros. Markets
Groceries
26,169 visits/mo
0.2 miles
ARCO
Shops & Services
22,741 visits/mo
0.4 miles
El Pollo Loco
Dining
12,129 visits/mo
0.4 miles
Denny's
Dining
9,373 visits/mo
0.3 miles
Chevron
Shops & Services
3,785 visits/mo
0.4 miles
Demographics for 90701, CA
16,434
Population
4,657
Households
3.5
Avg Household Size
41
Median Age
32%
College-Educated
77%
High-School Grad
1.6 sq mi
ZIP Area
10,271
Density / Sq Mi
$97,712
Median Household Income
$37,448
Median Earnings
$2,276
Median Rent
$763,700
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 - Five-unit strip center at a signalized intersection on Artesia Boulevard and Pioneer Boulevard, with multiple vacancies available.
Where is this strip mall located?
The property is located at 17326 Pioneer Artesia, CA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 5‑unit strip center built in 1984, approx. 5,000 SF on a 15,500 SF lot in Artesia, CA; 60% vacant: 3 of 5 units currently vacant, offering potential for an owner‑occupant or re‑leasing; Approx. 50,000+ combined vehicles traffic counts (2018 MPSA estimates)
