Updated Live-Work
For Sale
$799,999
1010 Sycamore Ave 120, South Pasadena, CA 91030
Industrial-style condo with open planning, high ceilings, natural light, and dedicated parking.
Property Size1,150 SF
Price / SF$695.65
Days on Market174
Property Features for 1010 Sycamore Ave 120
General Information
Standard status
Active
Size
1,150 SF
Total Parking Spaces
2
Property subtype
Commercial/Industrial
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Furnished
No
Amenities
secured entry system
Art Deco lobby
waiting area
Zen Garden
landscaped grounds
stainless steel appliances
washer/dryer
additional storage closets
central air/heat
Building Details
Year Built
2006
Listing Agency:
OLENA MILLER REAL ESTATE
(909) 725-0854
Listed By:
Olena Miller · License #01791119
(909) 725-0854
Source:
Exitrealty
Added: Mar 11
Changed: Aug 30
Last Checked: Aug 30 at 4:59PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of OLENA MILLER REAL ESTATE
Investment Insights
Based on property information with market context.
This 1150 sq ft live-work condo combines an industrial aesthetic with an open interior, high 24'' ceilings, and large windows that bring in abundant natural light. The unit includes a galley kitchen with stainless steel appliances, a washer/dryer, additional storage, central air and heat, and a recently upgraded bathroom. Improvements include updated cabinetry and backsplash, an added kitchen island, built-in storage, a walk-in closet, refreshed laundry closet doors, and new flooring throughout.
The building offers secured entry, an Art Deco lobby, a client waiting area, landscaped grounds, and views toward a Zen garden with bamboo and a fountain. Two secured parking spaces are included, along with visitor parking. The property is near the Gold Line, the historic 110 FWY, Old Town Pasadena, downtown Los Angeles, the Arroyo Seco Recreational area, and South Pasadena’s business, shopping, and restaurant district. Built in 2006, the condominium can support live-work use or a dedicated creative and professional workspace.
The building offers secured entry, an Art Deco lobby, a client waiting area, landscaped grounds, and views toward a Zen garden with bamboo and a fountain. Two secured parking spaces are included, along with visitor parking. The property is near the Gold Line, the historic 110 FWY, Old Town Pasadena, downtown Los Angeles, the Arroyo Seco Recreational area, and South Pasadena’s business, shopping, and restaurant district. Built in 2006, the condominium can support live-work use or a dedicated creative and professional workspace.
Key Highlights
- 1150 sq ft live‑work loft with open‑concept interior
- High 24'' ceilings and large windows for natural light
- Two secured parking spaces plus visitor parking
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
$25,138
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
3.14%
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%
$502,760
$502.8K
Cap Rate 7%
$359,114
$359.1K
Cap Rate 9%
$279,311
$279.3K
Market Conditions
NOI Build-Up for 1,150 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
$44.2K $38.40/SF
− Vacancy
−$10.6K −$9.25/SF
EGI
$33.5K $29.15/SF
− OpEx
−$8.4K −$7.29/SF
NOI
$25.1K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$502,760
Cap Rate 7%
$359,114
Cap Rate 9%
$279,311
Alternative Uses
Best Use
Office B
$359.1K
$314.2K – $419.0K
NOI $25,138 @ 7.0% cap · market cap 3.14%
Second Best
Mixed Use
$332.7K
$291.1K – $388.1K
NOI $23,288 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$615.7K
$538.7K – $718.3K
NOI $43,099 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Explore this area
Business Placement
Demographics for 91030, CA
26,927
Population
11,040
Households
2.4
Avg Household Size
41
Median Age
73%
College-Educated
97%
High-School Grad
3.4 sq mi
ZIP Area
7,920
Density / Sq Mi
$128,105
Median Household Income
$79,571
Median Earnings
$2,218
Median Rent
$1,545,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Industrial-style condo with open planning, high ceilings, natural light, and dedicated parking.
Where is this live-work space located?
The property is located at 1010 Sycamore Ave 120 South Pasadena, CA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: 1150 sq ft live‑work loft with open‑concept interior; High 24'' ceilings and large windows for natural light; Two secured parking spaces plus visitor parking
