Freestanding Single-Tenant Retail
For Sale
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4136 Eagle Rock Blvd, Los Angeles, CA 90065
1991 freestanding single-tenant retail building with fenced, gated surface parking and full-height storefront glazing.
Property Size5,138 SF
Lot Size0.21 Acres
Price / SF$496.30
Days on Market49
Property Features for 4136 Eagle Rock Blvd
General Information
Standard status
Active
Size
5,138 SF
Total Parking Spaces
15
Lot size
0.21 Acres
Property subtype
Retail
Zoning
Commercial General (C2)
Investment Type
Owner/User
Additional Details
Frontage
67 ft
Building Details
Year Built
1991
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
eXp Commercial
Listed By:
Karl Markarian · License #CA 01932970
(818) 433-0548
Source:
Crexi
Added: Jul 28
Changed: Aug 19
Last Checked: Sep 14 at 7:23AM
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 eXp Commercial
Investment Insights
Based on property information with market context.
4136 Eagle Rock Blvd is a freestanding, single-tenant retail building constructed in 1991. The property totals 5,138 square feet and sits on two contiguous parcels totaling 9,321 square feet. The retail floor plate is column-free with a vaulted insulated ceiling, a sealed concrete slab, and full-height storefront glazing. A second-story mezzanine overlooks the main level and is improved with enclosed private offices; the mezzanine is included in the 5,138 square feet. A full basement extends below grade beneath the building footprint.
The building fronts Eagle Rock Blvd with 67 feet of frontage. The rear parcel is improved as a fenced and gated surface parking field with 15 striped spaces serving the building exclusively.
Back-of-house improvements include a stainless-clad service and preparation area with a floor drain, restrooms, and dedicated electrical service. The property will be delivered vacant at close of escrow, and the buyer sets the floor plan, use, and lease terms without inherited tenancy or holdover risk.
The building fronts Eagle Rock Blvd with 67 feet of frontage. The rear parcel is improved as a fenced and gated surface parking field with 15 striped spaces serving the building exclusively.
Back-of-house improvements include a stainless-clad service and preparation area with a floor drain, restrooms, and dedicated electrical service. The property will be delivered vacant at close of escrow, and the buyer sets the floor plan, use, and lease terms without inherited tenancy or holdover risk.
Key Highlights
- 5,138 square foot column‑free retail floor plate with vaulted insulated ceiling
- 67 feet of frontage on Eagle Rock Blvd
- Two contiguous parcels totaling 9,321 square feet
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
$119,239
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
4.68%
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%
$2,384,780
$2.4M
Cap Rate 7%
$1,703,414
$1.7M
Cap Rate 9%
$1,324,878
$1.3M
Market Conditions
NOI Build-Up for 5,138 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
$189.9K $36.96/SF
− Vacancy
−$19.6K −$3.81/SF
EGI
$170.3K $33.15/SF
− OpEx
−$51.1K −$9.95/SF
NOI
$119.2K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$2,384,780
Cap Rate 7%
$1,703,414
Cap Rate 9%
$1,324,878
Alternative Uses
Best Use
Retail
$1.70M
$1.49M – $1.99M
NOI $119,239 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$104.09M
$91.08M – $121.44M
NOI $7,286,496 @ 7.0% cap · market cap 285.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
123k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 59%
Shops & Services 37%
Dining 4%
Target
Superstores
72,327 visits/mo
0.2 miles
Chevron
Shops & Services
10,516 visits/mo
0.2 miles
ARCO
Shops & Services
9,822 visits/mo
0.5 miles
7-Eleven
Shops & Services
8,000 visits/mo
0.1 miles
The UPS Store
Shops & Services
7,305 visits/mo
0.2 miles
Demographics for 90065, CA
44,328
Population
17,197
Households
2.6
Avg Household Size
39
Median Age
40%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
8,060
Density / Sq Mi
$92,903
Median Household Income
$45,850
Median Earnings
$1,774
Median Rent
$1,043,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Los Angeles, CA
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Frequently Asked Questions
What type of property is this?
Retail space - 1991 freestanding single-tenant retail building with fenced, gated surface parking and full-height storefront glazing.
Where is this retail space located?
The property is located at 4136 Eagle Rock Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: 5,138 square foot column‑free retail floor plate with vaulted insulated ceiling; 67 feet of frontage on Eagle Rock Blvd; Two contiguous parcels totaling 9,321 square feet
