Two-Structure Mixed-Use
For Sale
$1,600,000
522 W Vernon Ave, Los Angeles, CA 90037
Residential Income, Los Angeles, CA
Property Size3,346 SF
Lot Size0.17 Acres
Price / SF$478.18
Days on Market323
Property Features for 522 W Vernon Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LAC2
Bedrooms
9
Bathrooms
5
Full bathrooms
6
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 9, Bathroom 5, Bathroom 3, Bathroom 4, Bedroom 6, Bathroom 6, Bedroom 5, Bedroom 8, Bedroom 7, Bedroom 1, Bedroom 2, Bathroom 2
Parking
4
Parking features
Driveway
View
City
Directions
W Vernon and S Figueroa Street
Subdivision
Downtown L.A.
Standard status
Active
APN
5018-033-017
Size
3,346 SF
Lot size
0.17 Acres
Utilities
Cooling system
Wall Unit(s)
Building Details
Year built
1904
Floors in Building
2
Number of units
4
Flooring type
Laminate
Listing Agency:
Keller Williams Beverly Hills · Keller Williams Realty
(310) 432-6400
Listed By:
Shahram Shamounpour · License #02122389
(424) 313-2744
Added: Oct 16, 2025
Changed: Aug 19
Last Checked: Sep 3 at 8:06AM
MLS# 25607053
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property comprises two separate buildings on a 0.1664-acre lot with 3,346 square feet of property size. The front structure is a two-story commercial building configured with 7 bedrooms and 2 bathrooms. A second two-story structure contains a one-bedroom, one-bath residential unit and a studio on its upper level, with additional residential and auxiliary space below. Construction is underway on a one-bedroom ADU at ground level.
The property is zoned LAC2 and includes driveway parking, laminate flooring, and wall-unit cooling. Built in 1904, it is located in Los Angeles near major streets, schools, and public transportation. The existing configuration combines commercial space, multiple residential units, and an in-progress accessory dwelling unit within one property.
The property is zoned LAC2 and includes driveway parking, laminate flooring, and wall-unit cooling. Built in 1904, it is located in Los Angeles near major streets, schools, and public transportation. The existing configuration combines commercial space, multiple residential units, and an in-progress accessory dwelling unit within one property.
Key Highlights
- Two separate two‑story structures on a 0.1664‑acre lot
- 3,346 square feet of property size
- Front commercial building includes 7 bedrooms and 2 bathrooms
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
$67,757
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
4.23%
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%
$1,355,140
$1.4M
Cap Rate 7%
$967,957
$968.0K
Cap Rate 9%
$752,856
$752.9K
Market Conditions
NOI Build-Up for 3,346 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
$120.5K $36.00/SF
− Vacancy
−$12.0K −$3.60/SF
EGI
$108.4K $32.40/SF
− OpEx
−$40.7K −$12.15/SF
NOI
$67.8K $20.25/SF
Area
ZIP 90037
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,355,140
Cap Rate 7%
$967,957
Cap Rate 9%
$752,856
Alternative Uses
Best Use
Mixed Use
$968.0K
$847.0K – $1.13M
NOI $67,757 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$709.8K
$621.1K – $828.1K
NOI $49,687 @ 7.0% cap · market cap 3.11%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,776 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,718
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned asset with separate commercial and residential structures, existing dwelling units, and an additional one-bedroom ADU under construction.
Where is this mixed-use property located?
The property is located at 522 W Vernon Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Two separate two‑story structures on a 0.1664‑acre lot; 3,346 square feet of property size; Front commercial building includes 7 bedrooms and 2 bathrooms
