Freestanding Storefront
For Sale
$749,000
9326 Western Avenue, Los Angeles, CA 90047
LAC2-zoned commercial site with two-way street access, fenced parking, and flexible retail, service, or office use potential.
Property Size1,224 SF
Price / SF$611.93
Days on Market225
Property Features for 9326 Western Avenue
General Information
Standard status
Active
Size
1,224 SF
Property subtype
Retail
Amenities
3
8 Parking Spaces.
Building Details
Year Built
1957
Listing Agency:
NovaKey Realty & Finance Inc
(818) 642-2030
Listed By:
Avo Baltayan · License #00965749
Source:
Xome
Added: Jan 18
Changed: Aug 30
Last Checked: Aug 30 at 8:06PM
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 NovaKey Realty & Finance Inc
Investment Insights
Based on property information with market context.
This one-story freestanding commercial building contains approximately 1,224 SF and was built in 1957. The property occupies a ±0.15-acre lot with access from Western Avenue and a rear street, creating a through-site configuration. Approximately 8 fenced on-site parking spaces are included, and the parcel provides approximately 42 feet of frontage.
Located at 9326 Western Avenue in South Los Angeles, the property sits within a dense residential area with access to public transportation and major arterials. LAC2 zoning supports retail, service, or office uses, subject to buyer verification. The building and site configuration offer a straightforward option for an owner-user or investor seeking a small commercial asset.
Located at 9326 Western Avenue in South Los Angeles, the property sits within a dense residential area with access to public transportation and major arterials. LAC2 zoning supports retail, service, or office uses, subject to buyer verification. The building and site configuration offer a straightforward option for an owner-user or investor seeking a small commercial asset.
Key Highlights
- Approximately 1,224 SF one‑story freestanding commercial building
- ±0.15‑acre street‑to‑street lot with access from Western Avenue and a rear street
- Approximately 42 feet of frontage
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
$28,406
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
3.79%
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%
$568,120
$568.1K
Cap Rate 7%
$405,800
$405.8K
Cap Rate 9%
$315,622
$315.6K
Market Conditions
NOI Build-Up for 1,224 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
$45.2K $36.96/SF
− Vacancy
−$4.7K −$3.81/SF
EGI
$40.6K $33.15/SF
− OpEx
−$12.2K −$9.95/SF
NOI
$28.4K $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%
$568,120
Cap Rate 7%
$405,800
Cap Rate 9%
$315,622
Alternative Uses
Best Use
Retail
$405.8K
$355.1K – $473.4K
NOI $28,406 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$24.80M
$21.70M – $28.93M
NOI $1,735,825 @ 7.0% cap · market cap 231.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,140
Businesses Nearby
20k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
18,260 visits/mo
0.1 miles
Marathon Petroleum
Shops & Services
1,728 visits/mo
0.1 miles
Demographics for 90047, CA
50,154
Population
18,042
Households
2.8
Avg Household Size
39
Median Age
21%
College-Educated
81%
High-School Grad
4.7 sq mi
ZIP Area
10,671
Density / Sq Mi
$70,187
Median Household Income
$39,898
Median Earnings
$1,492
Median Rent
$648,200
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.
Similar Off Market Nearby
- People Collective, Inc. — 8930 s western ave, los angeles, ca 90047
- Bomb Flower — 8945 S Western Ave, Los Angeles, CA 90047
- CreateCrave — 1408 W 87th St, Los Angeles, CA 90047
Frequently Asked Questions
What type of property is this?
Storefront property - LAC2-zoned commercial site with two-way street access, fenced parking, and flexible retail, service, or office use potential.
Where is this storefront property located?
The property is located at 9326 Western Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Approximately 1,224 SF one‑story freestanding commercial building; ±0.15‑acre street‑to‑street lot with access from Western Avenue and a rear street; Approximately 42 feet of frontage
