Two-Tenant NNN
For Sale
$2,250,000
8733 La Tijera Boulevard, Los Angeles, CA 90045
Commercial property currently occupied by two separate businesses with reserved rear parking.
Property Size4,191 SF
Price / SF$536.86
Days on Market12
Property Features for 8733 La Tijera Boulevard
General Information
Standard status
Active
Size
4,191 SF
Total Parking Spaces
3
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
1948
Tenancy
Multi
Listing Agency:
Professional Real Estate Servi
(310) 985-5427
Listed By:
Professional Real Estate Servi · License #00910859
Source:
Xome
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 26 at 5:17AM
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.
This NNN property at 8733/8735 La Tijera Boulevard is currently used by two separate businesses. The 8733 occupancy is on a month-to-month arrangement, while the 8735 occupancy has 3.5 yrs remaining on its lease. The property was built in 1948 and includes reserved parking behind the building.
The asset is located in Los Angeles, California, near surrounding commercial areas and apartment construction referenced in the property information. Its address identifies two operating business locations within the property, providing a configuration suited to continued multi-occupant use.
The asset is located in Los Angeles, California, near surrounding commercial areas and apartment construction referenced in the property information. Its address identifies two operating business locations within the property, providing a configuration suited to continued multi-occupant use.
Key Highlights
- Two separate businesses currently occupy 8733 and 8735 La Tijera Boulevard
- One occupancy is month‑to‑month; the other has 3.5 yrs remaining on its lease
- 3 reserved parking spots behind the building
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
Property Profile
Current Use
Lease Details
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Commercial property currently occupied by two separate businesses with reserved rear parking.
Where is this nnn property located?
The property is located at 8733 La Tijera Boulevard 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: Two separate businesses currently occupy 8733 and 8735 La Tijera Boulevard; One occupancy is month‑to‑month; the other has 3.5 yrs remaining on its lease; 3 reserved parking spots behind the building
