Mixed-Use Commercial
For Sale
$3,499,000
8881 Pico Boulevard, Los Angeles, CA 90035
The 1929 building includes billboard and oil-right income streams alongside mixed-use commercial space.
Property Size6,245 SF
Price / SF$560.29
Days on Market290
Property Features for 8881 Pico Boulevard
General Information
Standard status
Active
Size
6,245 SF
Property subtype
General Commercial
Amenities
3
LAC4
Building Details
Year Built
1929
Listing Agency:
(619) 663-8680
Listed By:
Real Broker
Source:
Xome
Added: Nov 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:06PM
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 Real Broker
Investment Insights
Based on property information with market context.
Located at 8881 Pico Boulevard in Los Angeles, this mixed-use commercial property contains 6,245 square feet and dates to 1929. The remarks identify potential applications including a coffee shop, bakery, beauty and wellness business, medical facial spa, and office use. Two additional office spaces are described as available for business use or leasing.
The property also has stated recurring income from a billboard lease and oil rights. Soil contamination is disclosed, and the remarks indicate that conventional commercial financing is not available because of that condition. The property is presented for sale and may suit an owner-user or an investor evaluating a mixed-use commercial asset with multiple operational and income components.
The property also has stated recurring income from a billboard lease and oil rights. Soil contamination is disclosed, and the remarks indicate that conventional commercial financing is not available because of that condition. The property is presented for sale and may suit an owner-user or an investor evaluating a mixed-use commercial asset with multiple operational and income components.
Key Highlights
- 6,245‑square‑foot mixed‑use commercial property
- Built in 1929
- Located at 8881 Pico Boulevard, Los Angeles, CA 90035
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
$144,929
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
4.14%
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%
$2,898,580
$2.9M
Cap Rate 7%
$2,070,414
$2.1M
Cap Rate 9%
$1,610,322
$1.6M
Market Conditions
NOI Build-Up for 6,245 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
$230.8K $36.96/SF
− Vacancy
−$23.8K −$3.81/SF
EGI
$207.0K $33.15/SF
− OpEx
−$62.1K −$9.95/SF
NOI
$144.9K $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%
$2,898,580
Cap Rate 7%
$2,070,414
Cap Rate 9%
$1,610,322
Alternative Uses
Best Use
Retail
$2.07M
$1.81M – $2.42M
NOI $144,929 @ 7.0% cap · market cap 4.14%
Second Best
Mixed Use
$1.81M
$1.58M – $2.11M
NOI $126,461 @ 7.0% cap · market cap 3.61%
Theoretical Best
Multifamily LT 5
$126.52M
$110.70M – $147.61M
NOI $8,856,397 @ 7.0% cap · market cap 253.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,264
Businesses Nearby
Explore this area
Business Placement
Demographics for 90035, CA
30,294
Population
13,795
Households
2.2
Avg Household Size
37
Median Age
68%
College-Educated
95%
High-School Grad
2.3 sq mi
ZIP Area
13,171
Density / Sq Mi
$108,224
Median Household Income
$67,202
Median Earnings
$2,486
Median Rent
$1,844,000
Median Home Value
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 - The 1929 building includes billboard and oil-right income streams alongside mixed-use commercial space.
Where is this mixed-use property located?
The property is located at 8881 Pico Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,499,000.
What are key features of this property?
This property features: 6,245‑square‑foot mixed‑use commercial property; Built in 1929; Located at 8881 Pico Boulevard, Los Angeles, CA 90035
