Medical Office Space with
For Sale
$649,000
8464 California Avenue, South Gate, CA 90280
Commercial Sale, South Gate, CA
Property Size1,753 SF
Price / SF$370.22
Days on Market161
Property Features for 8464 California Avenue
General Information
Property type
Residential
Property subtype
Office
Directions
West on Firestone, make right on California Ave
Subdivision
T2 - Cudahy, SouthGate W of 710, HuntPk S of Flore
Standard status
Active
APN
6215021036
Building Details
Year built
1925
Listing Agency:
Century 21 LOTUS
(562) 869-0800
Listed By:
Edwin Acevedo · License #01854178
(562) 761-9290
Added: Mar 20
Changed: Aug 24
Last Checked: Aug 27 at 2:06PM
MLS# DW26061493
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,753-square-foot property was previously used as a medical office and is positioned for continued commercial use. The building dates to 1925 and includes parking capacity for up to 12 cars. The existing configuration may also be adapted for other commercial business uses, according to the stated property details.
Located on California Avenue in South Gate, the property is within Los Angeles County and offers access to major highways, shopping, and dining. The surrounding South Gate community provides an established setting for a medical office or other commercial operation.
Located on California Avenue in South Gate, the property is within Los Angeles County and offers access to major highways, shopping, and dining. The surrounding South Gate community provides an established setting for a medical office or other commercial operation.
Key Highlights
- 1,753‑square‑foot medical office property
- Previously used as a medical office
- Parking accommodates up to 12 cars
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
$38,319
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
5.90%
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%
$766,380
$766.4K
Cap Rate 7%
$547,414
$547.4K
Cap Rate 9%
$425,767
$425.8K
Market Conditions
NOI Build-Up for 1,753 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
$67.3K $38.40/SF
− Vacancy
−$16.2K −$9.25/SF
EGI
$51.1K $29.15/SF
− OpEx
−$12.8K −$7.29/SF
NOI
$38.3K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$766,380
Cap Rate 7%
$547,414
Cap Rate 9%
$425,767
Alternative Uses
Best Use
Office B
$547.4K
$479.0K – $638.7K
NOI $38,319 @ 7.0% cap · market cap 5.90%
Second Best
Mixed Use
$507.1K
$443.7K – $591.6K
NOI $35,498 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$938.5K
$821.2K – $1.09M
NOI $65,698 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
918
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Previously operated as a medical office with parking for up to 12 vehicles.
Where is this medical office space located?
The property is located at 8464 California Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1,753‑square‑foot medical office property; Previously used as a medical office; Parking accommodates up to 12 cars
