Los Angeles Retail Tire
For Sale
Contact for pricing
4254 Floral Dr, Los Angeles, CA 90063
Single-tenant retail property in high-demand Los Angeles trade area.
Property Size2,526 SF
Lot Size0.16 Acres
Price / SF$475.06
Days on Market587
Property Features for 4254 Floral Dr
General Information
Standard status
Active
Size
2,526 SF
Lot size
0.16 Acres
Property subtype
Retail
Zoning
C2, Commercial
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$57,795
Building Details
Year Built
1982
Tenancy
Single
Listing Agency:
Realtor Saray - Saray Sanchez - Pro
(323) 360-1895
Listed By:
Saray Sanchez · License #01949045
Source:
Crexi
Added: Jan 23, 2025
Changed: Aug 19
Last Checked: Aug 31 at 8:38AM
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 Realtor Saray - Saray Sanchez - Pro
Investment Insights
Based on property information with market context.
This single-tenant retail property, currently operating as a tire shop, offers 2,526 square feet of space. Constructed in 1982, the property is situated on two parcels totaling 0.16 acres. It is located in a high-demand trade area near the intersection of Floral Drive and North Eastern Avenue in Los Angeles. The property is fully leased and offers steady cash flow with significant upside potential. The short-term lease structure provides flexibility for investors to either occupy the space or adjust rents to market rates, maximizing the property’s operating income. The property is located in a thriving suburban market with strong demographics, excellent foot traffic, and stable tenancy, presenting a compelling investment opportunity with growth potential.
Key Highlights
- Fully leased property providing steady cash flow.
- Located in a high‑demand trade area near Floral Dr and North Eastern Ave in Los Angeles.
- Significant upside potential due to short‑term lease structure.
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
$58,621
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
4.89%
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%
$1,172,420
$1.2M
Cap Rate 7%
$837,443
$837.4K
Cap Rate 9%
$651,344
$651.3K
Market Conditions
NOI Build-Up for 2,526 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
$93.4K $36.96/SF
− Vacancy
−$9.6K −$3.81/SF
EGI
$83.7K $33.15/SF
− OpEx
−$25.1K −$9.95/SF
NOI
$58.6K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,172,420
Cap Rate 7%
$837,443
Cap Rate 9%
$651,344
Alternative Uses
Best Use
Retail
$837.4K
$732.8K – $977.0K
NOI $58,621 @ 7.0% cap · market cap 4.89%
Second Best
Industrial
$448.3K
$392.2K – $523.0K
NOI $31,379 @ 7.0% cap · market cap 2.61%
Theoretical Best
Multifamily LT 5
$51.18M
$44.78M – $59.70M
NOI $3,582,267 @ 7.0% cap · market cap 298.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,259
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Sound Set — 236 S Eastman Ave, Los Angeles, CA 90063
- Merida's Auto Care — 3860 E 3rd St, Los Angeles, CA 90063
- FAST TIRE SHOP & AUTO SERVICE — 3875 E 3rd St, Los Angeles, CA 90063
- German Auto of Hollywood — 4300 E 3rd St, Los Angeles, CA 90022
- Duran's Body Shop — 4605 E 3rd St, Los Angeles, CA 90022
Frequently Asked Questions
What type of property is this?
Auto shop - Single-tenant retail property in high-demand Los Angeles trade area.
Where is this auto shop located?
The property is located at 4254 Floral Dr Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,199,999.
What are key features of this property?
This property features: Fully leased property providing steady cash flow.; Located in a high‑demand trade area near Floral Dr and North Eastern Ave in Los Angeles.; Significant upside potential due to short‑term lease structure.
