Bellflower Plaza: Value-Add Shopping Center 17610-17620 Bellflower Blvd

Pegasus Investments Real Estate Advisory Inc., as exclusive investment sale advisor to seller, is pleased to offer Bellflower First Plaza – a rare opportunity to acquire a value-add neighborhood strip shopping center anchored by 7-Eleven and Jack-in-the Box* located in Bellflower (Los Angeles), California at an extremely attractive basis significantly below replacement cost of $210/SF. Financial returns are attractive, boasting an NOI compounded annual growth rate (CAGR) of 6.6%, levered IRR of 17.5%, equity multiple of 3.83x and average cash-on-cash returns of 10.1% over a projected 10-year hold period.
Bellflower First Plaza features a diverse and highly seasoned mix of service, medical, lifestyle and convenience retail tenancy, addressing the needs of the densely populated Bellflower community, which features nearly 270,000 residents and average household incomes reaching $100,000 annually within a 3-mile radius of the Property. Prominently situated along Bellflower Blvd. at the signalized intersection of Ramona Street, Bellflower First Plaza has excellent local and regional access, strategically situated approximately 1,000 feet from the 91 freeway and 1.3 miles from the I-605. Leading national QSR’s within walking distance of the property include In N’ Out, Starbucks, Dunkin Donuts, and Taco Bell. (Fun Fact: there are two (2) In N’ Out restaurants on Bellflower Blvd. less than a mile from each other, with the subject property sitting between them).
Bellflower First Plaza sits within the triangle bound by Lakewood Center (Costco, Target, Home Depot anchored) to the southwest, Los Cerritos Center (1M SF regional mall anchored by Apple, Nordstrom, Harkins Theatres and Cheesecake Factory) to the east, and Cerritos College (20,000 students) to the northeast. With its dominant positioning within the highly trafficked and densely populated market, Bellflower First Plaza presents a great opportunity for astute investors to acquire an irreplaceable cash flowing property combined with an exciting value-add opportunity within the Los Angeles metropolitan area.
Value-add strategies include mark-to-market of low rents, lease up of vacancy, and converting existing tenants on gross leases to triple net reimbursements. Of the 31 commercial units, eight (8) of the units are currently vacant, thirteen (13) tenants have no extension options, four (4) tenants are month-to-month, twelve (12) tenants are on gross leases (all 12 expire by January 2026) and 92% of the tenants (by rental revenue) rollover between now and 2028. Current ownership has maintained the property in professional condition, however, a proactive investor focused on modest cosmetic capital improvements and an aggressive leasing strategy will reap the financial gains offered by Bellflower First Plaza.
*The Jack-in-the-Box drive-thru situated within the shopping center is also being offered for sale separately. The corporate guaranteed lease was recently restructured by Pegasus, extending the lease expiration date to 12/13/2036 featuring aggressive contractual rent increases of +20% in 2026 and +15% in 2031 followed by two (2) 5-year options at fair market value (FMV). This single tenant triple net leased offering can be combined with the sale of Bellflower First Plaza, offering investors control of the entire corner while benefiting from +44% contractual rent growth over the next 7 years. This store ranks #218 out of 2,142 in the chain nationally (top 11%), recording 340k visits by over 100k unique visitors in the last 12 months.