Two-Building Retail
New
For Sale
$1,650,000
8109-8111 Foothill Blvd, Sunland, CA 91040
Corner commercial asset with separate buildings suited to owner occupancy, leasing, or a combination of both.
Property Size2,073 SF
Days on Market4
Property Features for 8109-8111 Foothill Blvd
General Information
Standard status
Active
Size
2,073 SF
Property subtype
Retail
Building Details
Building Size
2,073 SF
Year Built
1954
Listing Agency:
Lee & Associates - Pasadena
(626) 841-1864
Listed By:
Mauricio Olaiz · License #CalDRE #02073450
(626) 841-1864
Source:
Lee-associates
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 3:45AM
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 Lee & Associates - Pasadena
Investment Insights
Based on property information with market context.
This retail property includes two buildings with an aggregate ± 2,073 square feet of commercial space on ± 4,751 square feet of land. Constructed in 1954, the property offers a two-building configuration that can support separate occupancy arrangements, including use of one building by an owner while leasing the other, or leasing both structures.
The asset occupies a corner location on Foothill Blvd in Sunland, California. Its separate-building layout provides a straightforward framework for multiple retail occupants or a combined owner-user and rental strategy, subject to applicable requirements.
The asset occupies a corner location on Foothill Blvd in Sunland, California. Its separate-building layout provides a straightforward framework for multiple retail occupants or a combined owner-user and rental strategy, subject to applicable requirements.
Key Highlights
- Two buildings totaling an aggregate ± 2,073 square feet of retail / commercial space
- ± 4,751 square feet of land
- Corner location on Foothill Blvd in Sunland, CA
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
$48,108
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
2.92%
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%
$962,160
$962.2K
Cap Rate 7%
$687,257
$687.3K
Cap Rate 9%
$534,533
$534.5K
Market Conditions
NOI Build-Up for 2,073 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
$76.6K $36.96/SF
− Vacancy
−$7.9K −$3.81/SF
EGI
$68.7K $33.15/SF
− OpEx
−$20.6K −$9.95/SF
NOI
$48.1K $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%
$962,160
Cap Rate 7%
$687,257
Cap Rate 9%
$534,533
Alternative Uses
Best Use
Retail
$687.3K
$601.4K – $801.8K
NOI $48,108 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$42.00M
$36.75M – $49.00M
NOI $2,939,841 @ 7.0% cap · market cap 178.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
170
Businesses Nearby
Explore this area
Business Placement
Demographics for 91040, CA
21,588
Population
8,237
Households
2.6
Avg Household Size
46
Median Age
31%
College-Educated
87%
High-School Grad
8.3 sq mi
ZIP Area
2,601
Density / Sq Mi
$104,719
Median Household Income
$50,809
Median Earnings
$1,820
Median Rent
$787,000
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?
Retail space - Corner commercial asset with separate buildings suited to owner occupancy, leasing, or a combination of both.
Where is this retail space located?
The property is located at 8109-8111 Foothill Blvd Sunland, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Two buildings totaling an aggregate ± 2,073 square feet of retail / commercial space; ± 4,751 square feet of land; Corner location on Foothill Blvd in Sunland, CA
