Mixed-Use Property Near Uptown
For Sale
Contact for pricing
Pending
6354 Painter Ave, Whittier, CA 90601
Mixed-use property near retailers and Uptown Whittier's local gems.
Property Size8,518 SF
Days on Market767
Property Features for 6354 Painter Ave
General Information
Standard status
Pending
Size
8,518 SF
Class
B
Property subtype
Mixed Use, Multifamily, Office
Building Details
Year Built
1916
Year Renovated
2024
Stories
2
Units
8
Listing Agency:
Principle Quality Investments
(626) 594-4901
Listed By:
Matthew Guerra · License #CA 02022646
Source:
Crexi
Added: Jul 25, 2024
Changed: Aug 24
Last Checked: Aug 29 at 8:59PM
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 Principle Quality Investments
Investment Insights
Based on property information with market context.
This mixed-use property is situated close to numerous large retailers, including Starbucks, Coffee Bean, Ralph's, CVS, Subway, McDonalds, Wells Fargo, and Chase Bank. It is also conveniently located near Uptown Whittier, a vibrant area known for local attractions such as the Whittier Starlight Theater, California Grill & Bar, The Chicken Koop, Cena Vegan, Off the Hook Fish Grill, Tacos Y Que, Turnbull's Tavern, Nixon Steakhouse, and Crooked Gaff Kitchen. The property encompasses a total size of 8518 square feet.
Key Highlights
- Close proximity to Uptown Whittier's restaurants and entertainment.
- Convenient access to major retailers like Starbucks, Ralph's, and CVS.
- Located near banks such as Wells Fargo and Chase Bank.
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
$137,061
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
9.14%
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%
$2,741,220
$2.7M
Cap Rate 7%
$1,958,014
$2.0M
Cap Rate 9%
$1,522,900
$1.5M
Market Conditions
NOI Build-Up for 8,518 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
$270.9K $31.80/SF
− Vacancy
−$21.7K −$2.54/SF
EGI
$249.2K $29.26/SF
− OpEx
−$112.1K −$13.17/SF
NOI
$137.1K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$2,741,220
Cap Rate 7%
$1,958,014
Cap Rate 9%
$1,522,900
Alternative Uses
Best Use
Retail
$2.69M
$2.36M – $3.14M
NOI $188,457 @ 7.0% cap · market cap 12.56%
Second Best
Office B
$2.66M
$2.33M – $3.10M
NOI $186,197 @ 7.0% cap · market cap 12.41%
Theoretical Best
Office A
$4.56M
$3.99M – $5.32M
NOI $319,235 @ 7.0% cap · market cap 21.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,019
Businesses Nearby
Explore this area
Business Placement
Demographics for 90601, CA
32,625
Population
11,161
Households
2.9
Avg Household Size
40
Median Age
31%
College-Educated
88%
High-School Grad
10.6 sq mi
ZIP Area
3,078
Density / Sq Mi
$102,267
Median Household Income
$53,031
Median Earnings
$1,862
Median Rent
$729,000
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?
Mixed-use property - Mixed-use property near retailers and Uptown Whittier's local gems.
Where is this mixed-use property located?
The property is located at 6354 Painter Ave Whittier, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Close proximity to Uptown Whittier's restaurants and entertainment.; Convenient access to major retailers like Starbucks, Ralph's, and CVS.; Located near banks such as Wells Fargo and Chase Bank.
