Two-Store Retail
For Sale
$1,050,000
8322 Avalon Boulevard, Los Angeles, CA 90003
Separate spaces accommodate a mini market and tire business under distinct lease arrangements.
Property Size1,351 SF
Price / SF$777.20
Days on Market963
Property Features for 8322 Avalon Boulevard
General Information
Standard status
Active
Size
1,351 SF
Zoning
LAR3
Building Details
Year Built
1950
Tenancy
Multi
Listing Agency:
Keller Williams Downtown LA
(213) 500-9363
Listed By:
Moon Sun Kim · License #01427914
(213) 500-9363
Source:
Compass
Added: Jan 11, 2024
Changed: Aug 30
Last Checked: Mar 25 at 7:06PM
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 Keller Williams Downtown LA
Investment Insights
Based on property information with market context.
This retail property at 8322 Avalon Blvd in Los Angeles contains two separate store spaces occupied by a mini market and a tire business. The asset carries a retail use code and is zoned R3.
The leases have stated end dates of 03/31/2025 for the mini market and 09/14/2024 for the tire space. Ownership covers property taxes and insurance, while tenants are responsible for all utilities.
The leases have stated end dates of 03/31/2025 for the mini market and 09/14/2024 for the tire space. Ownership covers property taxes and insurance, while tenants are responsible for all utilities.
Key Highlights
- Two retail store spaces at 8322 Avalon Blvd, Los Angeles, CA 90003
- Mini market lease ends 03/31/2025
- Tire business lease ends 09/14/2024
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
$36,588
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
3.48%
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%
$731,760
$731.8K
Cap Rate 7%
$522,686
$522.7K
Cap Rate 9%
$406,533
$406.5K
Market Conditions
NOI Build-Up for 1,351 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
$49.9K $36.96/SF
− Vacancy
−$1.1K −$0.85/SF
EGI
$48.8K $36.11/SF
− OpEx
−$12.2K −$9.03/SF
NOI
$36.6K $27.08/SF
Area
ZIP 90003
Vacancy
2.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
25.00%
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%
$731,760
Cap Rate 7%
$522,686
Cap Rate 9%
$406,533
Alternative Uses
Best Use
Specialty Retail
$522.7K
$457.4K – $609.8K
NOI $36,588 @ 7.0% cap · market cap 3.48%
Second Best
Retail
$487.8K
$426.9K – $569.2K
NOI $34,149 @ 7.0% cap · market cap 3.25%
Theoretical Best
Apartment 5plus
$23.88M
$20.90M – $27.87M
NOI $1,671,936 @ 7.0% cap · market cap 159.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,330
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Retail space - Separate spaces accommodate a mini market and tire business under distinct lease arrangements.
Where is this retail space located?
The property is located at 8322 Avalon Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two retail store spaces at 8322 Avalon Blvd, Los Angeles, CA 90003; Mini market lease ends 03/31/2025; Tire business lease ends 09/14/2024
