4-Unit Mixed-Use
For Sale
Contact for pricing
8317 Olympic Blvd, Pico Rivera, CA 90660
Mixed-use asset combining commercial workshop space with two remodeled residential units and on-site vehicle access.
Property Size3,992 SF
Price / SF$250.50
Days on Market143
Property Features for 8317 Olympic Blvd
General Information
Standard status
Active
Size
3,992 SF
Property subtype
Retail, Office, Mixed Use
Occupancy
100%
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1927
Tenancy
Multi
Listing Agency:
Century 21 Allstars
Listed By:
Paola Melendez · License #01779654
(562) 225-4802
Source:
Crexi
Added: Apr 14
Changed: Sep 2
Last Checked: Aug 31 at 9:02PM
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 Century 21 Allstars
Investment Insights
Based on property information with market context.
This mixed-use property contains four units within a 3,992-square-foot asset built in 1927. The two front units are currently configured as workshops and are identified for potential retail, office, or other commercial use. Residential accommodations include a second-floor 2-bedroom, plus bonus room, 2-bath unit and a detached two-story 1-bedroom, 1-bath unit. Both residential units have been recently remodeled, with features including recessed lighting and updated flooring; the larger unit also includes updated kitchen cabinets and high ceilings, while the detached unit has fresh paint.
Vehicle-related improvements include a 1-car garage with washer and dryer hookups, a driveway sized for multiple vehicles, and alley access that provides additional parking access. All four units are currently tenant-occupied, supporting a combination of commercial and residential occupancy within the property.
Vehicle-related improvements include a 1-car garage with washer and dryer hookups, a driveway sized for multiple vehicles, and alley access that provides additional parking access. All four units are currently tenant-occupied, supporting a combination of commercial and residential occupancy within the property.
Key Highlights
- Four‑unit mixed‑use property totaling 3,992 SF
- Two front workshop units identified for retail, office, or other commercial use
- Second‑floor 2‑bedroom, plus bonus room, 2‑bath residential unit
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
$88,321
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
8.83%
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%
$1,766,420
$1.8M
Cap Rate 7%
$1,261,729
$1.3M
Cap Rate 9%
$981,344
$981.3K
Market Conditions
NOI Build-Up for 3,992 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
$135.1K $33.84/SF
− Vacancy
−$8.9K −$2.23/SF
EGI
$126.2K $31.61/SF
− OpEx
−$37.9K −$9.48/SF
NOI
$88.3K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,766,420
Cap Rate 7%
$1,261,729
Cap Rate 9%
$981,344
Alternative Uses
Best Use
Retail
$1.26M
$1.10M – $1.47M
NOI $88,321 @ 7.0% cap · market cap 8.83%
Second Best
Office B
$1.25M
$1.09M – $1.45M
NOI $87,262 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$2.14M
$1.87M – $2.49M
NOI $149,611 @ 7.0% cap · market cap 14.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
796
Businesses Nearby
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use asset combining commercial workshop space with two remodeled residential units and on-site vehicle access.
Where is this mixed-use property located?
The property is located at 8317 Olympic Blvd Pico Rivera, CA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Four‑unit mixed‑use property totaling 3,992 SF; Two front workshop units identified for retail, office, or other commercial use; Second‑floor 2‑bedroom, plus bonus room, 2‑bath residential unit
