Mixed-Use Building with Avenue
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7815-7825 Florence Avenue, Downey, CA 90240
Single-story commercial property combines office, retail, service, childcare, and warehouse/flex suites in a separately metered configuration.
Property Size23,411 SF
Lot Size1.09 Acres
Price / SF$277.65
Days on Market6
Property Features for 7815-7825 Florence Avenue
General Information
Standard status
Active
Size
23,411 SF
Total Parking Spaces
68
Lot size
1.09 Acres
Property subtype
Retail, Office
Zoning
C-1 General Commercial
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$331,473
Site & Location
Corner Location
Yes
Anchor Co-Tenants
Century 21 Max
Traffic Count
40,000 vehicles/day
Road Access
Yes
Utilities to Site
Yes
Additional Details
Floor
1
Asking Price
$6,500,000
Building Details
Year Built
1960
Buildings
1
Stories
1
Units
6
Tenancy
Multi
Building Size
23,411 SF
Construction
concrete block (masonry)
Owner Occupied
No
Listing Agency:
Avison Young - Downtown Los Angeles
Listed By:
Patrick Barnes · License #CA 01333182
Source:
Crexi
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 11 at 5:04AM
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 Avison Young - Downtown Los Angeles
Investment Insights
Based on property information with market context.
Built in 1960, this single-story mixed-use property contains approximately 23,411 square feet within a concrete-block building on approximately 1.09 acres. Six separately metered suites range from approximately 1,950 to 5,811 square feet and accommodate medical and dental practices, professional office users, retail and service businesses, childcare, and warehouse/flex operations. On-site surface parking supports the existing tenant mix, while C-1 General Commercial zoning governs the property.
The property is 100% leased to six tenants, including two dental practices and a range of office, retail, childcare, and flex occupants. The building fronts Florence Avenue in Downey, California, with signage exposure along the thoroughfare, which carries in excess of 40,000 vehicles per day. Lease terms are staggered, and the largest suite, occupied by Century 21 Max, measures approximately 5,811 square feet and has renewed at market. Approximately 8,000 square feet, or 34% of the building, is represented by the remaining retail and warehouse/flex suites identified for upcoming lease events.
The property is 100% leased to six tenants, including two dental practices and a range of office, retail, childcare, and flex occupants. The building fronts Florence Avenue in Downey, California, with signage exposure along the thoroughfare, which carries in excess of 40,000 vehicles per day. Lease terms are staggered, and the largest suite, occupied by Century 21 Max, measures approximately 5,811 square feet and has renewed at market. Approximately 8,000 square feet, or 34% of the building, is represented by the remaining retail and warehouse/flex suites identified for upcoming lease events.
Key Highlights
- Approximately 23,411 SF mixed‑use building on approximately 1.09 acres
- 100% leased to six tenants across office, medical/dental, retail, childcare, and warehouse/flex uses
- Six suites range from approximately 1,950 to 5,811 SF
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
$591,759
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
9.10%
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%
$11,835,180
$11.8M
Cap Rate 7%
$8,453,700
$8.5M
Cap Rate 9%
$6,575,100
$6.6M
Market Conditions
NOI Build-Up for 23,411 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
$865.3K $36.96/SF
− Vacancy
−$19.9K −$0.85/SF
EGI
$845.4K $36.11/SF
− OpEx
−$253.6K −$10.83/SF
NOI
$591.8K $25.28/SF
Area
Downey, CA
Vacancy
2.30%
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%
$11,835,180
Cap Rate 7%
$8,453,700
Cap Rate 9%
$6,575,100
Alternative Uses
Best Use
Retail
$8.45M
$7.40M – $9.86M
NOI $591,759 @ 7.0% cap · market cap 9.10%
Second Best
Office B
$7.68M
$6.72M – $8.95M
NOI $537,282 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$9.55M
$8.36M – $11.14M
NOI $668,618 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
40,000 VPD
Traffic count
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
235
Businesses Nearby
Explore this area
Business Placement
Demographics for 90240, CA
26,495
Population
8,014
Households
3.3
Avg Household Size
38
Median Age
30%
College-Educated
86%
High-School Grad
3.0 sq mi
ZIP Area
8,832
Density / Sq Mi
$108,860
Median Household Income
$47,823
Median Earnings
$1,966
Median Rent
$764,200
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 - Single-story commercial property combines office, retail, service, childcare, and warehouse/flex suites in a separately metered configuration.
Where is this mixed-use property located?
The property is located at 7815-7825 Florence Avenue Downey, CA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Approximately 23,411 SF mixed‑use building on approximately 1.09 acres; 100% leased to six tenants across office, medical/dental, retail, childcare, and warehouse/flex uses; Six suites range from approximately 1,950 to 5,811 SF
