Three-Story Retail
For Sale
Contact for pricing
810 E Pico Blvd, Los Angeles, CA 90021
Condo units are available within a multi-tenant retail plaza serving fashion, daily-needs, and restaurant uses.
Property Size1,774 SF
Price / SF$349
Days on Market563
Property Features for 810 E Pico Blvd
General Information
Standard status
Active
Size
1,774 SF
Property subtype
INDUSTRIAL
Building Details
Year Built
2015
Buildings
1
Stories
3
Listing Agency:
KGC Real Estate
(323) 868-1303
Listed By:
Ken Coward
(323) 868-1303
Source:
Moodyscre
Added: Feb 13, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:16PM
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 KGC Real Estate
Investment Insights
Based on property information with market context.
Retail condo units are offered within Stanford Regency plaza, a three-story building completed in 2015. The property includes suites identified as B20-B21, 134-138, and 225-226, which are contiguous according to the listing information.
The plaza’s tenant mix includes fashion retailers, daily-needs shops, and a restaurant. The property is located at 810 E Pico Blvd in Los Angeles, providing a retail setting with multiple commercial occupants and a range of established storefront uses.
The plaza’s tenant mix includes fashion retailers, daily-needs shops, and a restaurant. The property is located at 810 E Pico Blvd in Los Angeles, providing a retail setting with multiple commercial occupants and a range of established storefront uses.
Key Highlights
- Retail condo units at Stanford Regency plaza
- Three‑story building completed in 2015
- Suites B20‑B21, 134‑138, and 225‑226 are contiguous
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
$41,170
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
6.65%
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%
$823,400
$823.4K
Cap Rate 7%
$588,143
$588.1K
Cap Rate 9%
$457,444
$457.4K
Market Conditions
NOI Build-Up for 1,774 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
$65.6K $36.96/SF
− Vacancy
−$6.8K −$3.81/SF
EGI
$58.8K $33.15/SF
− OpEx
−$17.6K −$9.95/SF
NOI
$41.2K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
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%
$823,400
Cap Rate 7%
$588,143
Cap Rate 9%
$457,444
Alternative Uses
Best Use
Retail
$588.1K
$514.6K – $686.2K
NOI $41,170 @ 7.0% cap · market cap 6.65%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$35.94M
$31.45M – $41.93M
NOI $2,515,812 @ 7.0% cap · market cap 406.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8,482
Businesses Nearby
Explore this area
Business Placement
Demographics for 90021, CA
5,192
Population
1,694
Households
3.1
Avg Household Size
46
Median Age
20%
College-Educated
64%
High-School Grad
2.0 sq mi
ZIP Area
2,596
Density / Sq Mi
$32,250
Median Household Income
$35,528
Median Earnings
$984
Median Rent
$1,075,800
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Condo units are available within a multi-tenant retail plaza serving fashion, daily-needs, and restaurant uses.
Where is this retail space located?
The property is located at 810 E Pico Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $619,126.
What are key features of this property?
This property features: Retail condo units at Stanford Regency plaza; Three‑story building completed in 2015; Suites B20‑B21, 134‑138, and 225‑226 are contiguous
