9209 California Ave Local commercial 1 229 m² 65 % Loué À vendre South Gate, CA 90280 2 512 220 € (2 043,94 €/m²)

Location & Accessibility
South Gate is strategically located in the Gateway Cities portion of Southeast Los Angeles County, roughly 7 miles southeast of downtown LA. (cityofsouthgate.org) The property benefits from strong vehicular exposure and connectivity, given its proximity to the 710 Freeway and 105 Freeway corridors. (cityofsouthgate.org) This location offers direct access to major commuting flows and regional traffic, a key driver for retail and service-based tenants.
Demographics & Trade Area
South Gate is a dense, mature urban market with a population in the tens of thousands—complemented by a broader trade population of nearly 1 million people within a 5-mile radius. (cityofsouthgate.org) The resident base is predominantly Hispanic/Latino, which often drives demand for local service retail, food & beverage, automotive, and community-oriented tenants. (Wikipedia) The retail sales base is already well established; in 2022, the city’s total retail sales were over $1.2 billion. (Census.gov)
Retail Market Outlook & Trends
In LA County, the retail sector has seen modest headwinds and softening lease activity in recent quarters, with vacancy inching upward. (NAI Capital) But importantly, the increase in vacancy is still relatively constrained (e.g. retail vacancy in LA County remains in the low-to-mid single digits, historically ˜ 5–6 %) even as leasing volumes are slightly down. (NAI Capital)
Markets like South Gate, along active arterials, often see retail resilience, especially for service, food, automotive, health, and value-oriented concepts. Local corridor retail also tends to benefit from stability in walk-in and neighborhood demand.
Competing Properties & Anchors
South Gate Plaza is a nearby retail center anchored by Northgate Market, which continues to maintain tenant demand and activity. (northgatemarketrealestate.com)
El Paseo Shopping Center in South Gate recently secured a $43M refinancing, signaling confidence from institutional investors in the submarket. (REBusinessOnline)
Nearby lease listings in South Gate show inline retail asking rates in the $28/SF/YR (˜ $2.33/SF/Mo) range. () These comps validate upside beyond your conservative underwriting.
The subject property is located within the MS (Main Street) Zone of the City of South Gate. This zoning designation is intended to encourage a vibrant, pedestrian-oriented corridor with a mix of retail, service, residential, and community-oriented uses, supporting both neighborhood needs and broader commercial activity.
The MS zoning offers broad flexibility for current and future tenancy, accommodating everything from neighborhood retail and service tenants to higher-density residential and community facilities. This versatility makes the property attractive for value-add repositioning, adaptive reuse, or mixed-use redevelopment while remaining fully compliant with the City’s long-term planning goals for the corridor.