Four-Unit Mixed-Use
New
For Sale
$924,999
8317 Whittier, Pico Rivera, CA 90660
Ground-floor commercial space is paired with two residential units, including a private-access unit above the garage.
Property Size3,992 SF
Price / SF$231.71
Days on Market3
Property Features for 8317 Whittier
General Information
Standard status
Active
Size
3,992 SF
Total Parking Spaces
1
Occupancy
100%
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR
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:
Myfabuloushome
Added: Sep 12
Last Checked: Sep 13 at 3:48PM
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 3,992 square feet and dates to 1927. The configuration includes four occupied units: two ground-floor commercial spaces currently used as a workshop, plus two residential units. The larger residence offers two bedrooms, two bathrooms, and a bonus room. A separate one-bedroom residence sits above the garage and is reached by its own stairway. Both residential units are leased month-to-month.
The property is located at 8317 Whittier in Pico Rivera, California. Site features include a one-car garage, alley access, and street parking. The combination of commercial and residential occupancy provides a clearly defined four-unit layout within a single mixed-use asset.
The property is located at 8317 Whittier in Pico Rivera, California. Site features include a one-car garage, alley access, and street parking. The combination of commercial and residential occupancy provides a clearly defined four-unit layout within a single mixed-use asset.
Key Highlights
- Four occupied units: two retail spaces and two residential units
- 3,992‑square‑foot mixed‑use property built in 1927
- Two ground‑floor commercial spaces currently used as a workshop
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
$80,838
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
8.74%
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%
$1,616,760
$1.6M
Cap Rate 7%
$1,154,829
$1.2M
Cap Rate 9%
$898,200
$898.2K
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
$143.7K $36.00/SF
− Vacancy
−$14.4K −$3.60/SF
EGI
$129.3K $32.40/SF
− OpEx
−$48.5K −$12.15/SF
NOI
$80.8K $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%
$1,616,760
Cap Rate 7%
$1,154,829
Cap Rate 9%
$898,200
Alternative Uses
Best Use
Retail
$1.26M
$1.10M – $1.47M
NOI $88,321 @ 7.0% cap · market cap 9.55%
Second Best
Mixed Use
$1.15M
$1.01M – $1.35M
NOI $80,838 @ 7.0% cap · market cap 8.74%
Theoretical Best
Office A
$2.14M
$1.87M – $2.49M
NOI $149,611 @ 7.0% cap · market cap 16.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
691
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
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor commercial space is paired with two residential units, including a private-access unit above the garage.
Where is this mixed-use property located?
The property is located at 8317 Whittier Pico Rivera, CA.
What is the asking price?
The asking price for this property is $924,999.
What are key features of this property?
This property features: Four occupied units: two retail spaces and two residential units; 3,992‑square‑foot mixed‑use property built in 1927; Two ground‑floor commercial spaces currently used as a workshop
