Remodeled Shopping Center Corner
For Sale
Contact for pricing
5400 South Western Avenue, Los Angeles, CA 90062
Newly remodeled retail shopping center with seven flexible units on a signalized corner lot.
Property Size8,000 SF
Price / SF$368.75
Days on Market140
Property Features for 5400 South Western Avenue
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Industrial, Office, Retail, Special Purpose
Zoning
C2
Lease Type
Gross
Amenities
high ceilings
modern finishes
security camera system
rear storage units
Building Details
Year Built
1927
Year Renovated
2025
Tenancy
Multi
Listing Agency:
Keller Williams Realty Westside
(424) 313-2744
Listed By:
Shahram Shamounpour · License #CA 02122389
Source:
Crexi
Added: Mar 23
Changed: Aug 8
Last Checked: Aug 8 at 7:40AM
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 Keller Williams Realty Westside
Investment Insights
Based on property information with market context.
A newly remodeled retail shopping center (2025) offering seven individual units for lease. The available spaces range in size and include a prominent corner unit with a mezzanine. Interiors feature high ceilings and modern finishes, complemented by a state-of-the-art security camera system. Two rear storage units are also available for additional rent.
The property is located on a signalized, hard-corner lot and is described as having high exposure along Western Avenue with consistent pedestrian and vehicular traffic throughout the day.
Tenants can choose from a flexible mix of retail and service-oriented layouts suitable for a range of operating needs, with on-site configurations supported by the center’s updated 2025 renovation and modernized building systems.
The property is located on a signalized, hard-corner lot and is described as having high exposure along Western Avenue with consistent pedestrian and vehicular traffic throughout the day.
Tenants can choose from a flexible mix of retail and service-oriented layouts suitable for a range of operating needs, with on-site configurations supported by the center’s updated 2025 renovation and modernized building systems.
Key Highlights
- Seven retail units in a newly remodeled (2025) shopping center on a signalized, hard‑corner lot on Western Avenue
- Unit sizes range from 1,000 to 10,000 SF, including a prominent corner store with a mezzanine
- Flexible layouts suitable for retail, office, food & beverage, medical, fitness, and service businesses
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
$189,890
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
6.44%
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%
$3,797,800
$3.8M
Cap Rate 7%
$2,712,714
$2.7M
Cap Rate 9%
$2,109,889
$2.1M
Market Conditions
NOI Build-Up for 8,000 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
$311.0K $38.88/SF
− Vacancy
−$57.9K −$7.23/SF
EGI
$253.2K $31.65/SF
− OpEx
−$63.3K −$7.91/SF
NOI
$189.9K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$3,797,800
Cap Rate 7%
$2,712,714
Cap Rate 9%
$2,109,889
Alternative Uses
Best Use
Office B
$2.71M
$2.37M – $3.16M
NOI $189,890 @ 7.0% cap · market cap 6.44%
Second Best
Retail
$2.65M
$2.32M – $3.09M
NOI $185,657 @ 7.0% cap · market cap 6.29%
Theoretical Best
Multifamily LT 5
$162.08M
$141.82M – $189.09M
NOI $11,345,264 @ 7.0% cap · market cap 384.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
979
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90062, CA
32,524
Population
10,060
Households
3.2
Avg Household Size
36
Median Age
17%
College-Educated
65%
High-School Grad
1.9 sq mi
ZIP Area
17,118
Density / Sq Mi
$63,652
Median Household Income
$35,911
Median Earnings
$1,473
Median Rent
$672,700
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?
Shopping center - Newly remodeled retail shopping center with seven flexible units on a signalized corner lot.
Where is this shopping center located?
The property is located at 5400 South Western Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Seven retail units in a newly remodeled (2025) shopping center on a signalized, hard‑corner lot on Western Avenue; Unit sizes range from 1,000 to 10,000 SF, including a prominent corner store with a mezzanine; Flexible layouts suitable for retail, office, food & beverage, medical, fitness, and service businesses
