Signalized Corner Commercial
For Sale
$1,895,000
9606 Western Avenue, Los Angeles, CA 90047
Three-parcel commercial site with existing preschool and church improvements.
Property Size8,127 SF
Price / SF$233.17
Days on Market8
Property Features for 9606 Western Avenue
General Information
Standard status
Active
Size
8,127 SF
Property subtype
General Commercial
Amenities
3
Corner Lot.
Corner.
Building Details
Year Built
1957
Listing Agency:
Maher Commercial Realty
(310) 464-1453
Listed By:
Nicole Lu · License #02045957
(310) 710-1018
Source:
Xome
Added: Sep 2
Changed: Sep 8
Last Checked: Sep 8 at 2:52PM
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 Maher Commercial Realty
Investment Insights
Based on property information with market context.
This commercial land assemblage combines three parcels totaling approximately 24,551 square feet, or 0.56 acres, with 8,127 square feet of existing improvements. The site includes a 6,195-square-foot licensed preschool campus, a 1,932-square-foot church sanctuary, and a vacant third parcel. The structures date to 1957, and the property is zoned C2-1VL-CPIO.
Positioned at the signalized intersection of S. Western Avenue and W. 96th Street, the property also has rear-alley access. Entry is available from Western Avenue, W. 96th Street, and the alley, creating three-sided circulation for the existing uses and future commercial planning. The assemblage includes APNs 6055-022-028, 6055-022-029, and 6055-022-030.
Positioned at the signalized intersection of S. Western Avenue and W. 96th Street, the property also has rear-alley access. Entry is available from Western Avenue, W. 96th Street, and the alley, creating three-sided circulation for the existing uses and future commercial planning. The assemblage includes APNs 6055-022-028, 6055-022-029, and 6055-022-030.
Key Highlights
- Three‑parcel assemblage totaling approximately 24,551 square feet (0.56 acres)
- Signalized intersection at S. Western Avenue and W. 96th Street
- 8,127 square feet of improvements across two structures
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
$100,958
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
5.33%
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%
$2,019,160
$2.0M
Cap Rate 7%
$1,442,257
$1.4M
Cap Rate 9%
$1,121,756
$1.1M
Market Conditions
NOI Build-Up for 8,127 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
$154.1K $18.96/SF
− Vacancy
−$9.9K −$1.21/SF
EGI
$144.2K $17.75/SF
− OpEx
−$43.3K −$5.32/SF
NOI
$101.0K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$2,019,160
Cap Rate 7%
$1,442,257
Cap Rate 9%
$1,121,756
Alternative Uses
Best Use
Specialty Retail
$3.14M
$2.75M – $3.67M
NOI $220,099 @ 7.0% cap · market cap 11.61%
Second Best
Retail
$2.69M
$2.36M – $3.14M
NOI $188,605 @ 7.0% cap · market cap 9.95%
Theoretical Best
Multifamily LT 5
$164.65M
$144.07M – $192.09M
NOI $11,525,370 @ 7.0% cap · market cap 608.20%
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
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
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Frequently Asked Questions
What type of property is this?
Commercial land - Three-parcel commercial site with existing preschool and church improvements.
Where is this commercial land located?
The property is located at 9606 Western Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: Three‑parcel assemblage totaling approximately 24,551 square feet (0.56 acres); Signalized intersection at S. Western Avenue and W. 96th Street; 8,127 square feet of improvements across two structures
