Versatile Medical Office and
For Sale
$649,000
8464 California Avenue, South Gate, CA 90280
Former medical office building with flexible live-work and commercial use potential, plus parking for up to 12 cars.
Property Size1,753 SF
Price / SF$370.22
Days on Market324
Property Features for 8464 California Avenue
General Information
Standard status
Active
Size
1,753 SF
Total Parking Spaces
12
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
3
Rectangular
Paved. Paved Road, Rectangular.
Building Details
Year Built
1925
Listing Agency:
Century 21 LOTUS
(562) 869-0800
Listed By:
Edwin Acevedo · License #01854178
(562) 761-9290
Source:
Xome
Added: Oct 17, 2025
Changed: Sep 2
Last Checked: Sep 4 at 4:14AM
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 LOTUS
Investment Insights
Based on property information with market context.
This versatile commercial property was previously used as a medical office and is offered as a flexible space for its next use. The building is approximately 1,753 square feet and can be adapted for a variety of commercial business uses. It also offers conversion potential to a single-family home if desired.
Located at 8464 California Avenue in South Gate, the property provides parking for up to 12 cars. The exterior area may also be repurposed, depending on how the new owner plans to use the site. The surrounding area is described as offering access to major highways, shopping, and dining.
Located at 8464 California Avenue in South Gate, the property provides parking for up to 12 cars. The exterior area may also be repurposed, depending on how the new owner plans to use the site. The surrounding area is described as offering access to major highways, shopping, and dining.
Key Highlights
- 1,753 SF building originally used as a medical office
- Built in 1925; rectangular lot with paved road access
- Parking for 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 - Former medical office building with flexible live-work and commercial use potential, plus parking for up to 12 cars.
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 SF building originally used as a medical office; Built in 1925; rectangular lot with paved road access; Parking for up to 12 cars
