Three-Building Retail Strip
For Sale
Contact for pricing
8448 ALONDRA BLVD, Paramount, CA 90723
The single-story center combines three separate structures with on-site parking and access to regional transit.
Property Size16,262 SF
Price / SF$408.31
Days on Market8
Property Features for 8448 ALONDRA BLVD
General Information
Standard status
Active
Size
16,262 SF
Property subtype
Retail
Occupancy
94%
Site & Location
Pylon Signage
Yes
Highway Access
Yes
Building Details
Buildings
3
Stories
1
Tenancy
Multi
Parking Ratio
3.5 per 1,000 SF
Listing Agency:
Lee & Associates Los Angeles - Investment Services Group, Inc
Listed By:
Matthew Sullivan · License #CA 00848427
(213) 623-0800
Source:
Crexi
Added: Sep 18
Changed: Sep 24
Last Checked: Sep 24 at 2:35PM
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 Lee & Associates Los Angeles - Investment Services Group, Inc
Investment Insights
Based on property information with market context.
This Paramount retail property comprises three freestanding, single-story buildings totaling 16,262 square feet. Occupancy is 93.5%, and on-site parking is provided at a ratio of 3.5 spaces per 1,000 square feet. Building and pylon signage are also present.
The center is near the Long Beach (710) Freeway and within close distance of multiple bus lines and the Metro Line, providing access to several public transportation options.
The center is near the Long Beach (710) Freeway and within close distance of multiple bus lines and the Metro Line, providing access to several public transportation options.
Key Highlights
- Three freestanding retail buildings totaling 16,262 square feet
- 93.5% occupied
- Parking ratio of 3.5/1,000 SF
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
$359,790
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
5.42%
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%
$7,195,800
$7.2M
Cap Rate 7%
$5,139,857
$5.1M
Cap Rate 9%
$3,997,667
$4.0M
Market Conditions
NOI Build-Up for 16,262 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
$550.3K $33.84/SF
− Vacancy
−$36.3K −$2.23/SF
EGI
$514.0K $31.61/SF
− OpEx
−$154.2K −$9.48/SF
NOI
$359.8K $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%
$7,195,800
Cap Rate 7%
$5,139,857
Cap Rate 9%
$3,997,667
Alternative Uses
Best Use
Retail
$5.14M
$4.50M – $6.00M
NOI $359,790 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.71M
$7.62M – $10.16M
NOI $609,463 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
93.5%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,744
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Groceries 32%
Shops & Services 1%
Electronics 1%
Stater Bros. Markets
Groceries
44,330 visits/mo
0.1 miles
McDonald's
Dining
32,729 visits/mo
0.5 miles
King Taco
Dining
28,536 visits/mo
0.5 miles
Starbucks
Dining
19,012 visits/mo
0.4 miles
El Gallo Giro
Dining
8,900 visits/mo
0.5 miles
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - The single-story center combines three separate structures with on-site parking and access to regional transit.
Where is this strip mall located?
The property is located at 8448 ALONDRA BLVD Paramount, CA.
What is the asking price?
The asking price for this property is $6,640,000.
What are key features of this property?
This property features: Three freestanding retail buildings totaling 16,262 square feet; 93.5% occupied; Parking ratio of 3.5/1,000 SF
