Mixed-Use Retail Office
For Sale
Contact for pricing
800-810 S Gaffey St, San Pedro, CA 90731
Value-add mixed-use property includes 2,810 SF of office space and two separate legal parcels.
Property Size6,950 SF
Price / SF$323.74
Days on Market396
Property Features for 800-810 S Gaffey St
General Information
Standard status
Active
Size
6,950 SF
Property subtype
RETAIL
Listing Agency:
Daum Commercial
(310) 538-6700
Listed By:
Jack Stone · License #02070402
(747) 217-1832
Source:
Moodyscre
Added: Aug 13, 2025
Changed: Aug 16
Last Checked: Sep 12 at 9:48AM
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 Daum Commercial
Investment Insights
Based on property information with market context.
This mixed-use retail and office property offers 2,810 SF of office space within a value-add owner-user/investment configuration. The offering includes two separate legal parcels and three addresses, providing flexibility in how the property may be evaluated and managed.
The property is located at 800–810 S Gaffey St in San Pedro, CA 90731.
The property is located at 800–810 S Gaffey St in San Pedro, CA 90731.
Key Highlights
- 2,810 SF of office space within a mixed‑use retail/office property.
- Two separate legal parcels included with the property.
- The property includes 3 addresses.
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
$164,967
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
7.33%
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%
$3,299,340
$3.3M
Cap Rate 7%
$2,356,671
$2.4M
Cap Rate 9%
$1,832,967
$1.8M
Market Conditions
NOI Build-Up for 6,950 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
$270.2K $38.88/SF
− Vacancy
−$50.3K −$7.23/SF
EGI
$220.0K $31.65/SF
− OpEx
−$55.0K −$7.91/SF
NOI
$165.0K $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%
$3,299,340
Cap Rate 7%
$2,356,671
Cap Rate 9%
$1,832,967
Alternative Uses
Best Use
Office B
$2.36M
$2.06M – $2.75M
NOI $164,967 @ 7.0% cap · market cap 7.33%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$140.80M
$123.20M – $164.27M
NOI $9,856,198 @ 7.0% cap · market cap 438.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,269
Businesses Nearby
Explore this area
Business Placement
Demographics for 90731, CA
61,270
Population
24,477
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
81%
High-School Grad
9.3 sq mi
ZIP Area
6,588
Density / Sq Mi
$71,936
Median Household Income
$41,324
Median Earnings
$1,645
Median Rent
$808,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Value-add mixed-use property includes 2,810 SF of office space and two separate legal parcels.
Where is this office units located?
The property is located at 800-810 S Gaffey St San Pedro, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 2,810 SF of office space within a mixed‑use retail/office property.; Two separate legal parcels included with the property.; The property includes 3 addresses.
