Multi-Tenant Retail
For Sale
$1,975,000
9227 Whittier Boulevard, Pico Rivera, CA 90660
Commercial Sale, Pico Rivera, CA
Property Size4,701 SF
Price / SF$420.12
Days on Market384
Property Features for 9227 Whittier Boulevard
General Information
Property type
Residential
Property subtype
Retail
Directions
paramount and whittier blvd
Subdivision
649 - Pico Rivera
Standard status
Active
APN
6374016038
Building Details
Year built
1924
Listing Agency:
Together Realty
(949) 735-9710
Listed By:
Mitra Zahra · License #01513029
(949) 394-3172
Added: Aug 11, 2025
Changed: Aug 20
Last Checked: Aug 29 at 2:06PM
MLS# OC25181914
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 multi-tenant retail center is being offered for sale and totals 4,701 square feet. Public remarks indicate the property is 100% leased. Buyer or buyer’s agent is advised to verify all information, including size, square footage, zoning, clearance, and permitted usage.
The center benefits from retail frontage along Whittier Boulevard in Pico Rivera, a location described as having a very high traffic count. The property presents as a multi-store shopping configuration intended for ongoing retail occupancy.
All interested parties should conduct their own due diligence regarding the site and operating details.
The center benefits from retail frontage along Whittier Boulevard in Pico Rivera, a location described as having a very high traffic count. The property presents as a multi-store shopping configuration intended for ongoing retail occupancy.
All interested parties should conduct their own due diligence regarding the site and operating details.
Key Highlights
- 1924‑built multi‑tenant retail center with 4,701 SF total
- 100% leased retail center
- Excellent frontage along Whittier Blvd in a high‑traffic area
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
$104,008
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
5.27%
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%
$2,080,160
$2.1M
Cap Rate 7%
$1,485,829
$1.5M
Cap Rate 9%
$1,155,644
$1.2M
Market Conditions
NOI Build-Up for 4,701 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
$159.1K $33.84/SF
− Vacancy
−$10.5K −$2.23/SF
EGI
$148.6K $31.61/SF
− OpEx
−$44.6K −$9.48/SF
NOI
$104.0K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$2,080,160
Cap Rate 7%
$1,485,829
Cap Rate 9%
$1,155,644
Alternative Uses
Best Use
Retail
$1.49M
$1.30M – $1.73M
NOI $104,008 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.52M
$2.20M – $2.94M
NOI $176,183 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
938
Businesses Nearby
34k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Apparel 22%
Hotels & Casinos 14%
Chevron
Shops & Services
12,586 visits/mo
0.2 miles
AutoZone
Shops & Services
9,535 visits/mo
0.1 miles
Big 5 Sporting Goods
Apparel
7,526 visits/mo
0.2 miles
Howard Johnson by Wyndham Pico Rivera Hotel & Suites
Hotels & Casinos
4,831 visits/mo
0.3 miles
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Gateway plaza — 10530 Whittier Blvd #104, Whittier, CA 90606
- Coinstar Kiosk | Bitcoin ATM — Super Center Concepts, 9100 Whittier Blvd, Pico Rivera, CA 90660
- California DMV Now Kiosk — 9100 Whittier Blvd, Pico Rivera, CA 90660
- Crossroads Plaza — 9180 El Camino Real, Pico Rivera, CA 90660
- Coinstar Kiosk | Bitcoin ATM — Kroger - Food 4 Less, 8620 Whittier Blvd., Pico Rivera, CA 90660
Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant retail center with excellent frontage on Whittier Boulevard and 100% occupancy.
Where is this shopping center located?
The property is located at 9227 Whittier Boulevard Pico Rivera, CA.
What is the asking price?
The asking price for this property is $1,975,000.
What are key features of this property?
This property features: 1924‑built multi‑tenant retail center with 4,701 SF total; 100% leased retail center; Excellent frontage along Whittier Blvd in a high‑traffic area
