Retail Buildings on Foothill
For Sale
Contact for pricing
8109 Foothill Blvd, Los Angeles, CA 91040
Two retail buildings totaling 2,073 SF on 4,751 SF land.
Property Size2,073 SF
Lot Size0.11 Acres
Price / SF$817.66
Days on Market649
Property Features for 8109 Foothill Blvd
General Information
Standard status
Active
Size
2,073 SF
Lot size
0.11 Acres
Property subtype
Retail
Zoning
C2-1VL
Building Details
Year Built
1954
Buildings
2
Listing Agency:
Lee & Associates - Pasadena
(626) 616-3974
Listed By:
Brendon Shoemake · License #DRE #02208366
Source:
Crexi
Added: Nov 20, 2024
Changed: Aug 13
Last Checked: Aug 29 at 4:18PM
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.
Two buildings offer approximately 2,073 square feet of retail or commercial space on approximately 4,751 square feet of land. Situated on a corner of Foothill Blvd in Sunland, Los Angeles, the buildings present an opportunity for an owner-user to occupy one building and collect income from the other. Alternatively, the property can be utilized as a multi-unit retail property.
Key Highlights
- Two buildings totaling +/- 2,073 sq ft on a +/- 4,751 sq ft lot.
- Located on a corner lot of Sunland’s highly sought‑after Foothill Blvd.
- Suitable for owner‑user to occupy one building and lease the other.**
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
2.84%
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 2.84%
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 173.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
452
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 Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two retail buildings totaling 2,073 SF on 4,751 SF land.
Where is this retail space located?
The property is located at 8109 Foothill Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Two buildings totaling +/- 2,073 sq ft on a +/- 4,751 sq ft lot.; Located on a corner lot of Sunland’s highly sought‑after Foothill Blvd.; Suitable for owner‑user to occupy one building and lease the other.**
