High-Visibility Retail Space
For Sale
Contact for pricing
8953 Venice Blvd., Los Angeles, CA 90034
Retail space with high traffic and development potential.
Property Size7,102 SF
Price / SF$756.83
Days on Market544
Property Features for 8953 Venice Blvd.
General Information
Standard status
Active
Size
7,102 SF
Property subtype
Retail
Zoning
NI(EC
Building Details
Year Built
1946
Listing Agency:
KWP Real Estate
(310) 869-8660
Listed By:
Lee Shapiro · License #CA 00961769
Source:
Crexi
Added: Feb 11, 2025
Changed: Aug 8
Last Checked: May 12 at 9:08PM
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 KWP Real Estate
Investment Insights
Based on property information with market context.
This retail space benefits from significant visibility due to its location at the intersection of Venice Boulevard, Robertson Boulevard, and Exposition Boulevard. The property is situated across the street from the newly completed Warner Discovery Offices and Ivy Station. An Apple campus is under development nearby. The location provides direct access to the 10 freeway via the Robertson Boulevard entrance and exit. The property is adjacent to the Culver City Expo Line Station. Traffic counts at the intersection of Venice Boulevard and Robertson Boulevard average approximately 59,117 cars per day. The average household income within a one-mile radius is approximately $165,947. The property size is 7,102 square feet.
Key Highlights
- Tremendous visibility from Venice Blvd., Robertson Blvd, and Exposition Blvd.
- Located across the street from Warner Discovery Offices, Ivy Station, and new Apple campus (under development).
- Adjacent to Culver City Expo Line Station.
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
$164,817
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
3.07%
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%
$3,296,340
$3.3M
Cap Rate 7%
$2,354,529
$2.4M
Cap Rate 9%
$1,831,300
$1.8M
Market Conditions
NOI Build-Up for 7,102 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
$262.5K $36.96/SF
− Vacancy
−$27.0K −$3.81/SF
EGI
$235.5K $33.15/SF
− OpEx
−$70.6K −$9.95/SF
NOI
$164.8K $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%
$3,296,340
Cap Rate 7%
$2,354,529
Cap Rate 9%
$1,831,300
Alternative Uses
Best Use
Retail
$2.35M
$2.06M – $2.75M
NOI $164,817 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$143.88M
$125.90M – $167.86M
NOI $10,071,758 @ 7.0% cap · market cap 187.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,299
Businesses Nearby
Explore this area
Business Placement
Demographics for 90034, CA
57,152
Population
29,262
Households
2
Avg Household Size
35
Median Age
64%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
18,436
Density / Sq Mi
$103,082
Median Household Income
$62,891
Median Earnings
$2,180
Median Rent
$1,395,000
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Retail space with high traffic and development potential.
Where is this retail space located?
The property is located at 8953 Venice Blvd. Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,375,000.
What are key features of this property?
This property features: Tremendous visibility from Venice Blvd., Robertson Blvd, and Exposition Blvd.; Located across the street from Warner Discovery Offices, Ivy Station, and new Apple campus (under development).; Adjacent to Culver City Expo Line Station.
