Fixer-Upper Retail
For Sale
$499,000
8230 S Main St, Los Angeles, CA 90003
Commercial retail building offered for sale as-is, with multiple possible redevelopment approaches.
Property Size1,252 SF
Lot Size0.12 Acres
Price / SF$398.56
Days on Market249
Property Features for 8230 S Main St
General Information
Standard status
Active
Size
1,252 SF
Lot size
0.12 Acres
Listing Agency:
Supreme Realty
(562) 270-9034
Listed By:
Robert Murillo
(562) 318-7864
Source:
Exprealty
Added: Dec 30, 2025
Changed: Sep 2
Last Checked: Sep 4 at 11:21AM
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 Supreme Realty
Investment Insights
Based on property information with market context.
This is a commercial building presented as a fixer-upper and sold in as-is condition. Public remarks indicate the site totals 1, 252 and 5, 383 sqft lot, and highlights redevelopment possibilities with an emphasis on creating additional housing. The seller also notes the property is unlikely to qualify for financing and that cash offers only will be considered.
The property is located at 8230 S Main St in Los Angeles, CA.
Because the listing is positioned as an as-is sale, buyers should plan for due diligence around condition and redevelopment feasibility prior to submitting an offer.
The property is located at 8230 S Main St in Los Angeles, CA.
Because the listing is positioned as an as-is sale, buyers should plan for due diligence around condition and redevelopment feasibility prior to submitting an offer.
Key Highlights
- Commercial retail building offered for sale as‑is with multiple possible redevelopment approaches
- Lot size includes 1,252 and 5,383 sqft
- Property will not likely qualify for financing; cash offers only
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
$31,647
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
6.34%
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%
$632,940
$632.9K
Cap Rate 7%
$452,100
$452.1K
Cap Rate 9%
$351,633
$351.6K
Market Conditions
NOI Build-Up for 1,252 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
$46.3K $36.96/SF
− Vacancy
−$1.1K −$0.85/SF
EGI
$45.2K $36.11/SF
− OpEx
−$13.6K −$10.83/SF
NOI
$31.6K $25.28/SF
Area
ZIP 90003
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%
$632,940
Cap Rate 7%
$452,100
Cap Rate 9%
$351,633
Alternative Uses
Best Use
Retail
$452.1K
$395.6K – $527.5K
NOI $31,647 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Apartment 5plus
$22.13M
$19.37M – $25.82M
NOI $1,549,418 @ 7.0% cap · market cap 310.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,481
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90003, CA
72,764
Population
18,349
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
53%
High-School Grad
3.6 sq mi
ZIP Area
20,212
Density / Sq Mi
$54,781
Median Household Income
$30,132
Median Earnings
$1,515
Median Rent
$547,600
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.
Similar Off Market Nearby
- Mariela's Flower Shop — 250 W Manchester Ave, Los Angeles, CA 90003
- South-East Flowers — 127 W Manchester Ave #4, Los Angeles, CA 90003
- Jose's Flowers — E Florence Ave, Los Angeles, CA 90003
- Jose Arrangements Flowers — 7201 San Pedro St, Los Angeles, CA 90003
- Kendra's Flowers — 730 E Florence Ave, Los Angeles, CA 90001
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial retail building offered for sale as-is, with multiple possible redevelopment approaches.
Where is this storefront property located?
The property is located at 8230 S Main St Los Angeles, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Commercial retail building offered for sale as‑is with multiple possible redevelopment approaches; Lot size includes 1,252 and 5,383 sqft; Property will not likely qualify for financing; cash offers only
