Seven-Unit Shopping
For Sale
Contact for pricing
8701-8729 Washington Blvd, Pico Rivera, CA 90660
CG-zoned retail center positioned across from Pico Rivera Towne Center.
Property Size10,650 SF
Price / SF$398.59
Days on Market52
Property Features for 8701-8729 Washington Blvd
General Information
Standard status
Active
Size
10,650 SF
Property subtype
Retail
Zoning
CG - General Commercial
Occupancy
77%
Lease Type
NNN
Net Operating Income
$233,684
Additional Details
Highway Access
Yes
Building Details
Year Built
1978
Buildings
1
Units
7
Tenancy
Multi
Listing Agency:
SVN | Rich Investment Real Estate Partners Sherman Oaks
Listed By:
Christian Hayes · License #CA 01115674
(818) 324-5386
Source:
Crexi
Added: Jul 30
Changed: Sep 10
Last Checked: Sep 19 at 8:13AM
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 SVN | Rich Investment Real Estate Partners Sherman Oaks
Investment Insights
Based on property information with market context.
Washington Plaza is a 10,650 SF shopping center comprising 7 units. The property was built in 1978 and carries CG - General Commercial zoning, supporting a range of retail and service-oriented commercial uses. Current occupancy is 77%, providing an established tenant base within the existing configuration.
The center is located at 8701-8729 Washington Blvd in Pico Rivera, California, directly across from Pico Rivera Towne Center. The nearby retail lineup includes WalMart, Target, Lowe's, Aldi, Ross, Marshalls, Old Navy, and Starbucks. Access to the 605 and 5 Freeways is available within minutes, connecting the property to the surrounding trade area.
The center is located at 8701-8729 Washington Blvd in Pico Rivera, California, directly across from Pico Rivera Towne Center. The nearby retail lineup includes WalMart, Target, Lowe's, Aldi, Ross, Marshalls, Old Navy, and Starbucks. Access to the 605 and 5 Freeways is available within minutes, connecting the property to the surrounding trade area.
Key Highlights
- 10,650 SF shopping center with 7 units
- 77% current occupancy
- CG - General Commercial zoning
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
$235,627
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
5.55%
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%
$4,712,540
$4.7M
Cap Rate 7%
$3,366,100
$3.4M
Cap Rate 9%
$2,618,078
$2.6M
Market Conditions
NOI Build-Up for 10,650 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
$360.4K $33.84/SF
− Vacancy
−$23.8K −$2.23/SF
EGI
$336.6K $31.61/SF
− OpEx
−$101.0K −$9.48/SF
NOI
$235.6K $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%
$4,712,540
Cap Rate 7%
$3,366,100
Cap Rate 9%
$2,618,078
Alternative Uses
Best Use
Retail
$3.37M
$2.95M – $3.93M
NOI $235,627 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.70M
$4.99M – $6.65M
NOI $399,138 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
682
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Pico Rivera Towne Center — 8982 Washington Blvd, Pico Rivera, CA 90660
- Quick-Tag — Walmart, 8500 Washington Blvd, Pico Rivera, CA 90660
Frequently Asked Questions
What type of property is this?
Shopping center - CG-zoned retail center positioned across from Pico Rivera Towne Center.
Where is this shopping center located?
The property is located at 8701-8729 Washington Blvd Pico Rivera, CA.
What is the asking price?
The asking price for this property is $4,245,000.
What are key features of this property?
This property features: 10,650 SF shopping center with 7 units; 77% current occupancy; CG - General Commercial zoning
