Two-Story Mixed-Use
New
For Sale
Contact for pricing
8701 LA TIJERA BLVD, Los Angeles, CA 90045
Street-facing shops share the property with interior office and retail suites under two lease structures.
Property Size12,896 SF
Price / SF$290.79
Days on Market5
Property Features for 8701 LA TIJERA BLVD
General Information
Standard status
Active
Size
12,896 SF
Property subtype
Retail, Mixed Use
Occupancy
100%
Site & Location
Corner Location
Yes
Road Access
Yes
Building Details
Year Built
1955
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Los Angeles
Listed By:
Eric Sackler · License #01057377
(310) 207-3712
Source:
Crexi
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 3:41PM
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 Coldwell Banker Commercial Los Angeles
Investment Insights
Based on property information with market context.
This 12,896-square-foot building dates to 1955 and contains two stories of retail and office space. Eight retail suites face the street, while 13 additional professional-service office and retail suites occupy interior space on the ground and second floors. The property is fully occupied, with NNN leases for the street-facing retail suites and full-service gross leases for the other suites.
Positioned on a corner, the building has frontage along La Tijera Boulevard and Truxton Avenue. It is within the Westchester Triangle Commercial Historic District, a retail and office corridor, and receives weekly foot traffic associated with the Westchester Farmer’s Market.
Positioned on a corner, the building has frontage along La Tijera Boulevard and Truxton Avenue. It is within the Westchester Triangle Commercial Historic District, a retail and office corridor, and receives weekly foot traffic associated with the Westchester Farmer’s Market.
Key Highlights
- 21 occupied suites: 8 street‑facing retail and 13 interior office/retail
- 12,896 square feet across two stories
- Corner frontage on La Tijera Boulevard and Truxton Avenue
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
$299,280
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
7.98%
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%
$5,985,600
$6.0M
Cap Rate 7%
$4,275,429
$4.3M
Cap Rate 9%
$3,325,333
$3.3M
Market Conditions
NOI Build-Up for 12,896 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
$476.6K $36.96/SF
− Vacancy
−$49.1K −$3.81/SF
EGI
$427.5K $33.15/SF
− OpEx
−$128.3K −$9.95/SF
NOI
$299.3K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$5,985,600
Cap Rate 7%
$4,275,429
Cap Rate 9%
$3,325,333
Alternative Uses
Best Use
Retail
$4.28M
$3.74M – $4.99M
NOI $299,280 @ 7.0% cap · market cap 7.98%
Second Best
Mixed Use
$3.73M
$3.26M – $4.35M
NOI $261,144 @ 7.0% cap · market cap 6.96%
Theoretical Best
Multifamily LT 5
$261.27M
$228.61M – $304.81M
NOI $18,288,565 @ 7.0% cap · market cap 487.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,014
Businesses Nearby
Explore this area
Business Placement
Demographics for 90045, CA
41,035
Population
17,981
Households
2.3
Avg Household Size
36
Median Age
64%
College-Educated
96%
High-School Grad
10.8 sq mi
ZIP Area
3,800
Density / Sq Mi
$132,577
Median Household Income
$68,684
Median Earnings
$2,909
Median Rent
$1,322,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - Street-facing shops share the property with interior office and retail suites under two lease structures.
Where is this mixed-use property located?
The property is located at 8701 LA TIJERA BLVD Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: 21 occupied suites: 8 street‑facing retail and 13 interior office/retail; 12,896 square feet across two stories; Corner frontage on La Tijera Boulevard and Truxton Avenue
