Mixed-Use Portfolio in Redondo
For Sale
$2,095,000
832 Torrance Boulevard, Redondo Beach, CA 90277
Flexible mixed-use property near Redondo Beach pier with investment potential.
Property Size4,037 SF
Price / SF$518.95
Days on Market458
Property Features for 832 Torrance Boulevard
General Information
Standard status
Active
Size
4,037 SF
Building Details
Year Built
1935
Listing Agency:
YORKSHIRE REALTY
Listed By:
CHRIS BARKER
Source:
Corcoran
Added: Jun 4, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 YORKSHIRE REALTY
Investment Insights
Based on property information with market context.
This mixed-use portfolio features two contiguous parcels totaling 7,429 square feet on a corner lot in South Redondo Beach. The location is near the Redondo Beach pier and esplanade, with walkable access to retail, dining, and entertainment. One building at 824-830 Torrance Blvd is a two-story mixed-use building containing two commercial units on the first level and two residential units on the second level. The other building at 832 Torrance Blvd is a standalone commercial flex structure suitable for a media studio, creative office, fitness studio, retail, or automotive use. The property is suitable for investors seeking a 5.7% CAP rate, owner-users desiring a live/work setup, or developers considering future repositioning under C2 zoning. Three of the units are leased to long-term tenants on flexible, market-rate leases. The property contains 4,037 square feet.
Key Highlights
- Prime corner location in South Redondo Beach, blocks from the pier and esplanade.
- Flexible, mixed‑use portfolio with two contiguous parcels totaling 7,429 sq ft.
- Ideal for investors with a 5.7% CAP rate from day one.
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
$89,317
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
4.26%
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%
$1,786,340
$1.8M
Cap Rate 7%
$1,275,957
$1.3M
Cap Rate 9%
$992,411
$992.4K
Market Conditions
NOI Build-Up for 4,037 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
$136.6K $33.84/SF
− Vacancy
−$9.0K −$2.23/SF
EGI
$127.6K $31.61/SF
− OpEx
−$38.3K −$9.48/SF
NOI
$89.3K $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%
$1,786,340
Cap Rate 7%
$1,275,957
Cap Rate 9%
$992,411
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,317 @ 7.0% cap · market cap 4.26%
Second Best
Office B
$1.26M
$1.10M – $1.47M
NOI $88,246 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,298 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,684
Businesses Nearby
Explore this area
Business Placement
Demographics for 90277, CA
37,856
Population
18,229
Households
2.1
Avg Household Size
45
Median Age
70%
College-Educated
98%
High-School Grad
3.6 sq mi
ZIP Area
10,516
Density / Sq Mi
$131,985
Median Household Income
$87,191
Median Earnings
$2,621
Median Rent
$1,403,800
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 - Flexible mixed-use property near Redondo Beach pier with investment potential.
Where is this mixed-use property located?
The property is located at 832 Torrance Boulevard Redondo Beach, CA.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: Prime corner location in South Redondo Beach, blocks from the pier and esplanade.; Flexible, mixed‑use portfolio with two contiguous parcels totaling 7,429 sq ft.; Ideal for investors with a 5.7% CAP rate from day one.
