Mixed-Use Property With Income
For Sale
$575,000
Pending
8156 State St, South Gate, CA 90280
Renovated mixed-use property featuring commercial units and residential space.
Property Size2,532 SF
Lot Size0.13 Acres
Days on Market269
Property Features for 8156 State St
General Information
Standard status
Pending
Size
2,532 SF
Lot size
0.13 Acres
Property subtype
Commercial
Building Details
Building Size
2,532 SF
Listing Agency:
Dreamwork Realty Inc.
(213) 359-0669
Listed By:
Ramon Chavez · License #00938353
(213) 359-0669
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 22
Last Checked: Aug 24 at 6:55AM
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 Dreamwork Realty Inc.
Investment Insights
Based on property information with market context.
This mixed-use property features two commercial units at the front and a two-bedroom apartment above a two-car garage in the back. The property has been recently renovated and offers ample parking in the back. The three units are currently occupied, with tenants consistently paying on time. The commercial spaces are occupied by an income tax and immigration services business and a beauty salon with a bonus room. Each unit includes its own bathroom, presenting an excellent opportunity for investors.
Key Highlights
- Mixed‑use property featuring 2 commercial units and a 2‑bedroom apartment.
- Recently renovated.
- All units are currently occupied with tenants paying on time.
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
$51,273
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
8.92%
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%
$1,025,460
$1.0M
Cap Rate 7%
$732,471
$732.5K
Cap Rate 9%
$569,700
$569.7K
Market Conditions
NOI Build-Up for 2,532 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
$91.2K $36.00/SF
− Vacancy
−$9.1K −$3.60/SF
EGI
$82.0K $32.40/SF
− OpEx
−$30.8K −$12.15/SF
NOI
$51.3K $20.25/SF
Area
Los Angeles County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,025,460
Cap Rate 7%
$732,471
Cap Rate 9%
$569,700
Alternative Uses
Best Use
Retail
$800.3K
$700.2K – $933.7K
NOI $56,019 @ 7.0% cap · market cap 9.74%
Second Best
Mixed Use
$732.5K
$640.9K – $854.6K
NOI $51,273 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,894 @ 7.0% cap · market cap 16.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,192
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated mixed-use property featuring commercial units and residential space.
Where is this mixed-use property located?
The property is located at 8156 State St South Gate, CA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Mixed‑use property featuring 2 commercial units and a 2‑bedroom apartment.; Recently renovated.; All units are currently occupied with tenants paying on time.
