Commercial Land with Office
For Sale
$1,700,000
8820 Artesia Boulevard, Bellflower, CA 90706
Commercial Sale, Bellflower, CA
Property Size6,840 SF
Lot Size0.41 Acres
Price / SF$248.54
Days on Market154
Property Features for 8820 Artesia Boulevard
General Information
Property type
Residential
Property subtype
Office
Zoning
BFCG*
Fencing
Chain Link
Directions
Lakewood/Artesia
Subdivision
RF - Bellflower South of 91 Frwy
Standard status
Active
APN
7162015036
Lot size
0.41 Acres
Building Details
Year built
1982
Listing Agency:
Compass
(949) 438-4340
Listed By:
Nicole Han · License #02009968
(714) 451-6657
Added: Mar 23
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# OC26059474
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering includes a +/-17,934 SF commercial lot improved with a +/-6,840 SF building. The property is zoned BFCG* (General Commercial), which supports a range of commercial uses, including retail, medical, service-oriented businesses, and certain institutional or conditional uses subject to city approval. Improvements are offered as-is, and any buyer should confirm development standards and permitted uses with the City of Bellflower.
The site is positioned along the Artesia Boulevard corridor near the intersection of Artesia Blvd and Lakewood Blvd, with convenient access to the 91 freeway.
Given the existing building and flexible zoning, the property may serve a variety of redevelopment or repositioning directions, with all use and development approvals to be verified through the City.
The site is positioned along the Artesia Boulevard corridor near the intersection of Artesia Blvd and Lakewood Blvd, with convenient access to the 91 freeway.
Given the existing building and flexible zoning, the property may serve a variety of redevelopment or repositioning directions, with all use and development approvals to be verified through the City.
Key Highlights
- +/-17,934 SF lot with a +/-6,840 SF building on Artesia Boulevard
- Zoned BFCG (General Commercial) for a wide range of commercial uses (subject to city approval)
- Near the intersection of Artesia Blvd and Lakewood Blvd with access to the 91 fwy
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
$149,517
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
8.80%
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%
$2,990,340
$3.0M
Cap Rate 7%
$2,135,957
$2.1M
Cap Rate 9%
$1,661,300
$1.7M
Market Conditions
NOI Build-Up for 6,840 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
$262.7K $38.40/SF
− Vacancy
−$63.3K −$9.25/SF
EGI
$199.4K $29.15/SF
− OpEx
−$49.8K −$7.29/SF
NOI
$149.5K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$2,990,340
Cap Rate 7%
$2,135,957
Cap Rate 9%
$1,661,300
Alternative Uses
Best Use
Office B
$2.14M
$1.87M – $2.49M
NOI $149,517 @ 7.0% cap · market cap 8.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.66M
$3.20M – $4.27M
NOI $256,348 @ 7.0% cap · market cap 15.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - A +/-17,934 SF lot improved by a +/-6,840 SF building, zoned BFCG* for a range of commercial uses.
Where is this commercial land located?
The property is located at 8820 Artesia Boulevard Bellflower, CA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: +/-17,934 SF lot with a +/-6,840 SF building on Artesia Boulevard; Zoned BFCG (General Commercial) for a wide range of commercial uses (subject to city approval); Near the intersection of Artesia Blvd and Lakewood Blvd with access to the 91 fwy
