Retail Building with NNN
New
For Sale
Contact for pricing
8711 LA TIJERA BLVD, Los Angeles, CA 90045
The fully occupied property has triple-net leases, with ownership responsible for the roof, structure, and sewer.
Property Size3,900 SF
Price / SF$448.72
Days on Market5
Property Features for 8711 LA TIJERA BLVD
General Information
Standard status
Active
Size
3,900 SF
Property subtype
Retail
Occupancy
100%
Building Details
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 3:27PM
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.
The 3,900-square-foot retail property at 8711 La Tijera Blvd in Los Angeles is fully occupied under triple-net leases. Ownership retains responsibility for the roof, structure, and sewer. The current lease documents are new leases, not amendments to prior agreements, and the tenant mix includes service-oriented and needs-based businesses.
The property is in the Westchester Triangle Commercial Historic District, a pedestrian-oriented retail and office area. A farmers market takes place there each Sunday. The neighboring retail property at 8701 La Tijera Blvd may be included in a combined sale.
The property is in the Westchester Triangle Commercial Historic District, a pedestrian-oriented retail and office area. A farmers market takes place there each Sunday. The neighboring retail property at 8701 La Tijera Blvd may be included in a combined sale.
Key Highlights
- 3,900 square feet of retail space
- Fully occupied with triple‑net leases
- Landlord obligations cover the roof, structure, and sewer
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
$90,508
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
5.17%
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%
$1,810,160
$1.8M
Cap Rate 7%
$1,292,971
$1.3M
Cap Rate 9%
$1,005,644
$1.0M
Market Conditions
NOI Build-Up for 3,900 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
$144.1K $36.96/SF
− Vacancy
−$14.8K −$3.81/SF
EGI
$129.3K $33.15/SF
− OpEx
−$38.8K −$9.95/SF
NOI
$90.5K $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%
$1,810,160
Cap Rate 7%
$1,292,971
Cap Rate 9%
$1,005,644
Alternative Uses
Best Use
Retail
$1.29M
$1.13M – $1.51M
NOI $90,508 @ 7.0% cap · market cap 5.17%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$79.01M
$69.14M – $92.18M
NOI $5,530,816 @ 7.0% cap · market cap 316.05%
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
Location Intelligence
Trade Area within ½ mile
2,010
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
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Frequently Asked Questions
What type of property is this?
Retail space - The fully occupied property has triple-net leases, with ownership responsible for the roof, structure, and sewer.
Where is this retail space located?
The property is located at 8711 LA TIJERA BLVD Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 3,900 square feet of retail space; Fully occupied with triple‑net leases; Landlord obligations cover the roof, structure, and sewer
