Leased Retail Property For
For Sale
Contact for pricing
500 Pacific Coast Highway, Hermosa Beach, CA 90254
Fully leased retail property with annual rent increases for sale.
Property Size5,850 SF
Price / SF$747.86
Days on Market111
Property Features for 500 Pacific Coast Highway
General Information
Standard status
Active
Size
5,850 SF
Total Parking Spaces
19
Property subtype
Retail
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$201,624
Building Details
Tenancy
Multi
Listing Agency:
CBRE - South Bay
(310) 892-5644
Listed By:
Patrick Wade · License #CA 01454690
Source:
Crexi
Added: May 12
Changed: Aug 17
Last Checked: Aug 29 at 2:27AM
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 CBRE - South Bay
Investment Insights
Based on property information with market context.
This retail property, comprising 5,850 square feet, is located on Pacific Coast Highway in Hermosa Beach, CA. The property is 100% leased and features annual rent increases.
Key Highlights
- 100% Leased, providing immediate income.
- Annual Increases, ensuring growing returns.
- Property Details available upon request.
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
$129,429
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
2.96%
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%
$2,588,580
$2.6M
Cap Rate 7%
$1,848,986
$1.8M
Cap Rate 9%
$1,438,100
$1.4M
Market Conditions
NOI Build-Up for 5,850 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
$198.0K $33.84/SF
− Vacancy
−$13.1K −$2.23/SF
EGI
$184.9K $31.61/SF
− OpEx
−$55.5K −$9.48/SF
NOI
$129.4K $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%
$2,588,580
Cap Rate 7%
$1,848,986
Cap Rate 9%
$1,438,100
Alternative Uses
Best Use
Retail
$1.85M
$1.62M – $2.16M
NOI $129,429 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $219,245 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,016
Businesses Nearby
149k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 40%
Shops & Services 33%
Dining 20%
Apparel 2%
Trader Joe's
Groceries
38,468 visits/mo
0.4 miles
Smart & Final
Groceries
21,065 visits/mo
0.4 miles
Starbucks
Dining
16,067 visits/mo
0.4 miles
Five Below
Shops & Services
14,413 visits/mo
0.4 miles
ARCO
Shops & Services
12,383 visits/mo
0.4 miles
Demographics for 90254, CA
19,736
Population
10,454
Households
1.9
Avg Household Size
40
Median Age
77%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
14,097
Density / Sq Mi
$152,019
Median Household Income
$104,385
Median Earnings
$2,812
Median Rent
$2,000,001
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?
Retail property - Fully leased retail property with annual rent increases for sale.
Where is this retail property located?
The property is located at 500 Pacific Coast Highway Hermosa Beach, CA.
What is the asking price?
The asking price for this property is $4,375,000.
What are key features of this property?
This property features: 100% Leased, providing immediate income.; Annual Increases, ensuring growing returns.; Property Details available upon request.
