LA MIRADA, CA-A Northern California buyer looking for a 10-31 exchange gladly buys at a 7.5 cap rate, a relatively low rate for small retail shops.

CERRITOS, CA-A private investor bought the 19,000-sf office building owned and occupied by the L.A. County Electrical Education and Training Trust at for $2.1 million.

HOLLYWOOD, CA-A Phoenix-based partnership buys the 15-year-old property from Newport Beach, Calif. investors who had held it since early 2001. The new owners plan upgrades of the property, which was 95% occupied at the time of the sale.

LOS ANGELES, CA-Fiduciary Trust International of California Inc. signs a $3 million sublease to expand operations at 444 S. Flower St., where it already leased 11,000 sf.

PASADENA, CA-Los Angeles-based developer Maguire Partners is scheduled to break ground today on the second phase of its Plaza Las Fuentes project, financed in part by a $15.7 million mezzanine loan from Glendale, Calif.-based American Realty Advisors.

ONTARIO, CA-The Thousand Oaks, Calif.-based developer began construction of a four-building, 100,000-sf industrial condominium development, the first of two phases.

CANOGA PARK, CA-A private investor bought the 38-unit Royal Garden complex on Roscoe Boulevard from SJ Properties, a Los Angeles-based investor in apartment properties.

VICTORVILLE, CA-The aircraft engine manufacturer will build a 161,700-sf complex that will include a Boeing 747 aircraft hangar. The site is Southern California Logisitics Airport, the former George Air Force Base.