Multi-Tenant Mixed-Use
For Sale
Contact for pricing
7927 Painter Avenue, Whittier, CA 90602
Established commercial building with rear parking and a street-front position in Whittier.
Property Size7,453 SF
Price / SF$496.44
Days on Market17
Property Features for 7927 Painter Avenue
General Information
Standard status
Active
Size
7,453 SF
Class
C
Total Parking Spaces
20
Property subtype
Mixed Use
Zoning
WHCO*
Additional Details
Business Included
Yes
Building Details
Year Built
1965
Year Renovated
2004
Buildings
2
Units
5
Tenancy
Multi
Listing Agency:
First Choice Practice Sales
Listed By:
Eric Perry · License #01852175
Source:
Crexi
Added: Aug 6
Changed: Aug 14
Last Checked: Aug 21 at 11:12PM
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 First Choice Practice Sales
Investment Insights
Based on property information with market context.
This 7,453-square-foot mixed-use property contains a multi-tenant commercial building constructed in 1965. The building fronts Painter Avenue and includes parking at the rear, supporting multiple occupants within a single owned property. The site is identified under zoning designation WHCO*.
Located at 7927 Painter Avenue in Whittier, California, the property combines a visible street-facing position with on-site rear parking. Its multi-tenant configuration offers an established commercial format for ownership and occupancy, while the building’s age and size provide a clear basis for evaluating existing improvements and future use within the applicable zoning designation.
Located at 7927 Painter Avenue in Whittier, California, the property combines a visible street-facing position with on-site rear parking. Its multi-tenant configuration offers an established commercial format for ownership and occupancy, while the building’s age and size provide a clear basis for evaluating existing improvements and future use within the applicable zoning designation.
Key Highlights
- 7,453‑square‑foot mixed‑use property
- Multi‑tenant commercial building
- Constructed in 1965
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
$162,917
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
4.40%
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%
$3,258,340
$3.3M
Cap Rate 7%
$2,327,386
$2.3M
Cap Rate 9%
$1,810,189
$1.8M
Market Conditions
NOI Build-Up for 7,453 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
$286.2K $38.40/SF
− Vacancy
−$69.0K −$9.25/SF
EGI
$217.2K $29.15/SF
− OpEx
−$54.3K −$7.29/SF
NOI
$162.9K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$3,258,340
Cap Rate 7%
$2,327,386
Cap Rate 9%
$1,810,189
Alternative Uses
Best Use
Office B
$2.33M
$2.04M – $2.72M
NOI $162,917 @ 7.0% cap · market cap 4.40%
Second Best
Mixed Use
$2.16M
$1.89M – $2.52M
NOI $150,923 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$3.99M
$3.49M – $4.66M
NOI $279,322 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,696
Businesses Nearby
Explore this area
Business Placement
Demographics for 90602, CA
25,521
Population
8,514
Households
3
Avg Household Size
36
Median Age
22%
College-Educated
85%
High-School Grad
3.8 sq mi
ZIP Area
6,716
Density / Sq Mi
$67,259
Median Household Income
$37,237
Median Earnings
$1,719
Median Rent
$729,300
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 - Established commercial building with rear parking and a street-front position in Whittier.
Where is this mixed-use property located?
The property is located at 7927 Painter Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: 7,453‑square‑foot mixed‑use property; Multi‑tenant commercial building; Constructed in 1965
