Freestanding Corner
For Sale
$950,000
800 9th, San Pedro, CA 90731
Freestanding corner commercial building with prominent signage, high ceilings, and exposed concrete flooring.
Property Size2,196 SF
Price / SF$432.60
Days on Market276
Property Features for 800 9th
General Information
Standard status
Active
Size
2,196 SF
Total Parking Spaces
4
Property subtype
Office
Zoning
C-2
Amenities
3
C2
Rectangular
40 by 100'
Rectangular.
Building Details
Year Built
1926
Listing Agency:
Re/Max Commercial & Investment
(310) 802-2500
Listed By:
Stephen Lampe · License #01164364
(310) 802-2501
Source:
Xome
Added: Dec 5, 2025
Changed: Sep 1
Last Checked: Sep 6 at 4:56AM
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 Re/Max Commercial & Investment
Investment Insights
Based on property information with market context.
This freestanding commercial building is set on a prominent corner lot at a signalized intersection and features huge corner signage along with two entrances. The interior includes high ceilings with decorative tile and exposed concrete flooring that is painted and could be polished. The layout includes an open-space configuration that may support conversion into separate spaces, subject to buyer planning.
The property is supported by four parking spaces on the parcel, accessible from an open alleyway. C2 zoning allows for a wide range of uses, and the San Pedro Overlay Zone is noted for minimizing parking requirements.
While well suited for office use, the building is also described as appropriate for retail, with the possibility that some medical office uses may be achievable depending on approvals.
The property is supported by four parking spaces on the parcel, accessible from an open alleyway. C2 zoning allows for a wide range of uses, and the San Pedro Overlay Zone is noted for minimizing parking requirements.
While well suited for office use, the building is also described as appropriate for retail, with the possibility that some medical office uses may be achievable depending on approvals.
Key Highlights
- Free‑standing commercial building on a prominent corner lot at the signalized intersection of Cabrillo and 9th St.
- Huge corner signage and 2 entrances, with open space that could be converted into multiple spaces (subject to).
- C2 zoning with San Pedro Overlay Zone, which minimizes parking requirements.
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
$52,125
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
5.49%
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%
$1,042,500
$1.0M
Cap Rate 7%
$744,643
$744.6K
Cap Rate 9%
$579,167
$579.2K
Market Conditions
NOI Build-Up for 2,196 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
$85.4K $38.88/SF
− Vacancy
−$15.9K −$7.23/SF
EGI
$69.5K $31.65/SF
− OpEx
−$17.4K −$7.91/SF
NOI
$52.1K $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%
$1,042,500
Cap Rate 7%
$744,643
Cap Rate 9%
$579,167
Alternative Uses
Best Use
Office B
$744.6K
$651.6K – $868.8K
NOI $52,125 @ 7.0% cap · market cap 5.49%
Second Best
Retail
$728.0K
$637.0K – $849.4K
NOI $50,963 @ 7.0% cap · market cap 5.36%
Theoretical Best
Multifamily LT 5
$44.49M
$38.93M – $51.90M
NOI $3,114,275 @ 7.0% cap · market cap 327.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,659
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding corner commercial building with prominent signage, high ceilings, and exposed concrete flooring.
Where is this office building located?
The property is located at 800 9th San Pedro, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Free‑standing commercial building on a prominent corner lot at the signalized intersection of Cabrillo and 9th St.; Huge corner signage and 2 entrances, with open space that could be converted into multiple spaces (subject to).; C2 zoning with San Pedro Overlay Zone, which minimizes parking requirements.
