SoldBroker Activity · Entry № 102

A 7-Eleven Anchor and $40K Over Ask at $454/SF

They paid over ask for a 5,600 SF strip.

PublishedAugust 24, 2026
StatusSold · Just Closed
DatelineThe Tape · Hawthorne, Los Angeles
13701-13705 Hawthorne Blvd hero photo
LISTING PHOTO VIA COSTAR.
Four takeawaysFour things an operator takes away from this trade
  1. $2.54M on Aug 21.The ask was $2.50M. They paid over ask. 58 days on market.
  2. 5,600 SF of strip retail.$454 a foot. 1981. Hawthorne.
  3. Seller is Arno A Roscher out of Phoenix.CoStar does not have the buyer.
  4. No GRM. No cap.No rent roll on the file. I do not have the income.
Deal Stats · 13701-13705 Hawthorne Blvd
Sale Price
$2,540,000
closed Aug 21, 2026
List Price
$2,500,000
initial ask
Bid-Ask Delta
+$40,000
over ask
Price / SF
$453.57/SF
gross building SF
Price / Land SF
$313.50/SF
land basis
Gross SF
5,600 SF
single story
Lot SF
8,102 SF
0.19 acres
Year Built
1981
masonry construction
Hold Period
15 months
seller: Arno A Roscher
Property Class
Class C
Hawthorne/Gardena submarket

The Setup

The building is a single-story strip center built in 1981. Gross building area is 5,600 SF on an 8,102 SF lot.  Tenancy at sale was multi: 7-Eleven occupying 3,000 SF (roughly 54% of the building), Hawthorne Massage at 1,500 SF (in place since April 2016), New Life Cleaners at 1,500 SF, and a fourth tenant listed as A A Panda Inc. 

The seller, Arno A Roscher, held the asset for 15 months before trading out at $2.54M.

What an Operator Sees

$454 a foot for a 1981 strip, and they paid over ask.

I don't have the buyer.

I don't have the rent roll.

I'm keeping the number for data.  

I'm researching the market to make better investment strategies. I'm sharing what I find along the way with other investors to have discussions, debates and help make better decisions.

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Property and transaction data: CoStar Research.

Brokers
Listing Broker
Matthew Dobson, Joshua L. Levy, Richard Ringer
Arbor Realty Capital Advisors, Inc.
    Written from the field

    David Safai, operator, developer, GC.

    Atlas Home Builders, Inc. is a Los Angeles owner-operator and general contractor. If you are a broker with a listing you want an honest read on, send the OM and the T-12 to David@AtlasBrief.La.

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