Leased Street-Retail
For Sale
Contact for pricing
8025 Firestone Boulevard, Downey, CA 90241
Portfolio of six 100% leased street-retail properties, all occupied by an athletic footwear and apparel retailer.
Property Size44,707 SF
Price / SF$527.05
Days on Market52
Property Features for 8025 Firestone Boulevard
General Information
Standard status
Active
Size
44,707 SF
Property subtype
Retail
Occupancy
100%
Net Operating Income
$1,590,578
Building Details
Buildings
6
Listing Agency:
Monarch Commercial Advisors
(925) 430-5787
Listed By:
Dave Lucas · License #01389761
Source:
Crexi
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 4:57AM
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 Monarch Commercial Advisors
Investment Insights
Based on property information with market context.
The Shoe Palace Portfolio consists of six 100% leased street-retail properties, each leased to a single national athletic footwear and apparel retailer. The portfolio includes a mix of urban storefront locations and dominant neighborhood retail sites, with long-standing occupancy. Lease structures feature scheduled rent increases and extension options.
Properties are situated throughout California in densely populated urban trade areas, with the assets described as benefiting from strong pedestrian activity and high traffic counts.
For investors and owner-operators seeking in-place retail income, this portfolio offers stability through fully leased tenancy with built-in rent growth components and extension options.
Properties are situated throughout California in densely populated urban trade areas, with the assets described as benefiting from strong pedestrian activity and high traffic counts.
For investors and owner-operators seeking in-place retail income, this portfolio offers stability through fully leased tenancy with built-in rent growth components and extension options.
Key Highlights
- Shoe Palace Portfolio of six 100% leased street‑retail properties in California
- All properties are occupied by one athletic footwear and apparel retailer
- Street‑retail mix includes flagship urban storefronts and dominant neighborhood retail locations
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
$1,130,056
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
4.80%
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%
$22,601,120
$22.6M
Cap Rate 7%
$16,143,657
$16.1M
Cap Rate 9%
$12,556,178
$12.6M
Market Conditions
NOI Build-Up for 44,707 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
$1.65M $36.96/SF
− Vacancy
−$38.0K −$0.85/SF
EGI
$1.61M $36.11/SF
− OpEx
−$484.3K −$10.83/SF
NOI
$1.13M $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%
$22,601,120
Cap Rate 7%
$16,143,657
Cap Rate 9%
$12,556,178
Alternative Uses
Best Use
Retail
$16.14M
$14.13M – $18.83M
NOI $1,130,056 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$18.24M
$15.96M – $21.28M
NOI $1,276,832 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,839
Businesses Nearby
130k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 40%
Groceries 29%
Hotels & Casinos 19%
Dining 8%
Grocery Outlet Bargain Market
Groceries
37,755 visits/mo
0.4 miles
Dollar Tree
Shops & Services
25,621 visits/mo
0.4 miles
Embassy Suites By Hilton Los Angeles Downey
Hotels & Casinos
25,222 visits/mo
0.5 miles
Wells Fargo
Shops & Services
19,841 visits/mo
0.4 miles
U.S. Bank
Shops & Services
6,567 visits/mo
0.4 miles
Demographics for 90241, CA
44,921
Population
15,100
Households
3
Avg Household Size
37
Median Age
25%
College-Educated
81%
High-School Grad
4.9 sq mi
ZIP Area
9,168
Density / Sq Mi
$84,375
Median Household Income
$43,319
Median Earnings
$1,884
Median Rent
$770,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Portfolio of six 100% leased street-retail properties, all occupied by an athletic footwear and apparel retailer.
Where is this storefront property located?
The property is located at 8025 Firestone Boulevard Downey, CA.
What is the asking price?
The asking price for this property is $23,563,000.
What are key features of this property?
This property features: Shoe Palace Portfolio of six 100% leased street‑retail properties in California; All properties are occupied by one athletic footwear and apparel retailer; Street‑retail mix includes flagship urban storefronts and dominant neighborhood retail locations
