Multi-Tenant Shopping
New
For Sale
$8,835,000
4901 Sepulveda Blvd, Los Angeles, CA 90230
Neighborhood retail center with smaller shop spaces, NNN leases, pylon signage, and a signalized boulevard intersection.
Property Size14,509 SF
Days on Market4
Property Features for 4901 Sepulveda Blvd
General Information
Standard status
Active
Size
14,509 SF
Property subtype
Retail
Site & Location
Pylon Signage
Yes
Traffic Count
30,760 vehicles/day
Building Details
Building Size
14,509 SF
Tenancy
Multi
Listing Agency:
Progressive Real Estate Partners
(901) 277-3093
Listed By:
Lance Mordachini · License #CalDRE #02153137
(901) 277-3093
Source:
Progressiverep
Added: Aug 28
Changed: Aug 30
Last Checked: Aug 30 at 1:43PM
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 Progressive Real Estate Partners
Investment Insights
Based on property information with market context.
This multi-tenant shopping center offers eight existing retail suites ranging from 800 to 2,500 SF. Tenants occupy the property under NNN lease structures, with seven of eight leases providing 3% annual rent increases. Average tenant tenure is approximately 18 years, including five occupants with more than 20 years at the center. Lease expirations are staggered from 2028 through 2032.
The property sits at the signalized intersection of Sepulveda Boulevard and Lucerne Avenue, with prominent pylon signage and exposure to approximately 30,760 vehicles per day. The surrounding trade area includes 32,321 residents within one mile and 123,948 residents within two miles, with average household incomes of $184,533 and $176,863, respectively. Nearby retail includes Studio Village Shopping Center, Culver City Commercial Centre, Target, TJ Maxx, Ross Dress for Less, Pavilions, PetSmart, Petco, and Restoration Hardware.
The property sits at the signalized intersection of Sepulveda Boulevard and Lucerne Avenue, with prominent pylon signage and exposure to approximately 30,760 vehicles per day. The surrounding trade area includes 32,321 residents within one mile and 123,948 residents within two miles, with average household incomes of $184,533 and $176,863, respectively. Nearby retail includes Studio Village Shopping Center, Culver City Commercial Centre, Target, TJ Maxx, Ross Dress for Less, Pavilions, PetSmart, Petco, and Restoration Hardware.
Key Highlights
- Eight retail suites ranging from 800–2,500 SF
- NNN leases with 3% annual increases at seven of eight suites
- Approximately 18‑year average tenant tenure; five tenants exceed 20 years
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
$336,713
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
3.81%
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%
$6,734,260
$6.7M
Cap Rate 7%
$4,810,186
$4.8M
Cap Rate 9%
$3,741,256
$3.7M
Market Conditions
NOI Build-Up for 14,509 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
$536.3K $36.96/SF
− Vacancy
−$55.2K −$3.81/SF
EGI
$481.0K $33.15/SF
− OpEx
−$144.3K −$9.95/SF
NOI
$336.7K $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%
$6,734,260
Cap Rate 7%
$4,810,186
Cap Rate 9%
$3,741,256
Alternative Uses
Best Use
Retail
$4.81M
$4.21M – $5.61M
NOI $336,713 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$293.94M
$257.20M – $342.93M
NOI $20,576,054 @ 7.0% cap · market cap 232.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,760 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,578
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90230, CA
32,743
Population
14,198
Households
2.3
Avg Household Size
41
Median Age
58%
College-Educated
91%
High-School Grad
4.5 sq mi
ZIP Area
7,276
Density / Sq Mi
$106,827
Median Household Income
$76,041
Median Earnings
$2,423
Median Rent
$1,025,200
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Neighborhood retail center with smaller shop spaces, NNN leases, pylon signage, and a signalized boulevard intersection.
Where is this shopping center located?
The property is located at 4901 Sepulveda Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $8,835,000.
What are key features of this property?
This property features: Eight retail suites ranging from 800–2,500 SF; NNN leases with 3% annual increases at seven of eight suites; Approximately 18‑year average tenant tenure; five tenants exceed 20 years
