Two-Tenant NNN
For Sale
$2,250,000
8733 La Tijera Boulevard 8733/8735, Los Angeles, CA 90045
Two separate business spaces occupy a 4,191-square-foot commercial building with reserved parking behind the property.
Property Size4,191 SF
Days on Market24
Property Features for 8733 La Tijera Boulevard 8733/8735
General Information
Standard status
Active
Size
4,191 SF
Total Parking Spaces
3
Property subtype
COMMERCIAL
Net Operating Income
$111,288
Additional Details
Gross Income
$133,764
Office Units
2
Building Details
Building Size
4,191 SF
Year Built
1948
Tenancy
Multi
Listing Agency:
Professional Real Estate Servi
Listed By:
Bob Herrera · License #00910859
(310) 985-5427
Source:
Archetyperealty
Added: Aug 22
Changed: Sep 13
Last Checked: Sep 14 at 7:40AM
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 Professional Real Estate Servi
Investment Insights
Based on property information with market context.
The 4,191-square-foot commercial property at 8733 and 8735 La Tijera Boulevard is currently configured for two separate businesses. Built in 1948, the building includes 3 reserved parking spaces located behind the property.
The property has NNN lease structures, with one tenancy on a month-to-month arrangement and the other having 3.5 years remaining. The surrounding area includes new apartment construction and large commercial areas, providing established commercial context along La Tijera Boulevard.
The property has NNN lease structures, with one tenancy on a month-to-month arrangement and the other having 3.5 years remaining. The surrounding area includes new apartment construction and large commercial areas, providing established commercial context along La Tijera Boulevard.
Key Highlights
- 4,191‑square‑foot commercial property configured for two separate businesses
- NNN lease structures across the two business spaces
- One tenancy is month‑to‑month; the other has 3.5 years remaining
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
$99,479
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
4.42%
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%
$1,989,580
$2.0M
Cap Rate 7%
$1,421,129
$1.4M
Cap Rate 9%
$1,105,322
$1.1M
Market Conditions
NOI Build-Up for 4,191 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
$162.9K $38.88/SF
− Vacancy
−$30.3K −$7.23/SF
EGI
$132.6K $31.65/SF
− OpEx
−$33.2K −$7.91/SF
NOI
$99.5K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$1,989,580
Cap Rate 7%
$1,421,129
Cap Rate 9%
$1,105,322
Alternative Uses
Best Use
Office B
$1.42M
$1.24M – $1.66M
NOI $99,479 @ 7.0% cap · market cap 4.42%
Second Best
Retail
$1.39M
$1.22M – $1.62M
NOI $97,261 @ 7.0% cap · market cap 4.32%
Theoretical Best
Multifamily LT 5
$84.91M
$74.29M – $99.06M
NOI $5,943,500 @ 7.0% cap · market cap 264.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
NNN property - Two separate business spaces occupy a 4,191-square-foot commercial building with reserved parking behind the property.
Where is this nnn property located?
The property is located at 8733 La Tijera Boulevard 8733/8735 Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 4,191‑square‑foot commercial property configured for two separate businesses; NNN lease structures across the two business spaces; One tenancy is month‑to‑month; the other has 3.5 years remaining
