Reconstructed Mixed-Use Retail
For Sale
$4,950,000
1048 S Los Angeles Street, Los Angeles, CA 90015
Signalized corner property combines ground-floor storefronts with second-floor office suites in Downtown Los Angeles.
Property Size15,229 SF
Price / SF$325.04
Days on Market63
Property Features for 1048 S Los Angeles Street
General Information
Standard status
Active
Size
15,229 SF
Elevators
Yes
Property subtype
COMMERCIAL
Zoning
LAM2
Additional Details
Corner Location
Yes
Building Details
Building Size
15,229 SF
Year Built
1922
Buildings
1
Tenancy
Multi
Listing Agency:
K2 Investment Inc.
Listed By:
Bobak Kalhor · License #01198998
Source:
Truthrealty
Added: Jun 15
Changed: Aug 15
Last Checked: Aug 15 at 12:25PM
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 K2 Investment Inc.
Investment Insights
Based on property information with market context.
Originally built in 1922, this mixed-use commercial building provides approximately 15,229 square feet across retail storefronts and upper-level office suites. The property was substantially rebuilt after a 2009 fire, with work that included structural repairs, roof replacement, electrical and plumbing upgrades, HVAC installation, elevator replacement, and restroom reconstruction. Plans, permits, and final inspections are available.
The building occupies a signalized corner in Downtown Los Angeles’ Fashion District and is zoned LAM2. Existing occupancy consists of long-term tenants, primarily under month-to-month lease agreements. Nearby destinations identified for the property include California Market Center, Santee Alley, LA Live, Crypto.com Arena, and the Los Angeles Convention Center.
The building occupies a signalized corner in Downtown Los Angeles’ Fashion District and is zoned LAM2. Existing occupancy consists of long-term tenants, primarily under month-to-month lease agreements. Nearby destinations identified for the property include California Market Center, Santee Alley, LA Live, Crypto.com Arena, and the Los Angeles Convention Center.
Key Highlights
- Approximately 15,229 square feet of retail and office space
- Signalized corner location in Downtown Los Angeles’ Fashion District
- Substantial reconstruction completed following a 2009 fire
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
$361,479
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
7.30%
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%
$7,229,580
$7.2M
Cap Rate 7%
$5,163,986
$5.2M
Cap Rate 9%
$4,016,433
$4.0M
Market Conditions
NOI Build-Up for 15,229 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
$592.1K $38.88/SF
− Vacancy
−$110.1K −$7.23/SF
EGI
$482.0K $31.65/SF
− OpEx
−$120.5K −$7.91/SF
NOI
$361.5K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$7,229,580
Cap Rate 7%
$5,163,986
Cap Rate 9%
$4,016,433
Alternative Uses
Best Use
Office B
$5.16M
$4.52M – $6.02M
NOI $361,479 @ 7.0% cap · market cap 7.30%
Second Best
Retail
$5.05M
$4.42M – $5.89M
NOI $353,422 @ 7.0% cap · market cap 7.14%
Theoretical Best
Multifamily LT 5
$308.53M
$269.96M – $359.95M
NOI $21,597,128 @ 7.0% cap · market cap 436.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
21,268
Businesses Nearby
Explore this area
Business Placement
Demographics for 90015, CA
27,324
Population
14,635
Households
1.9
Avg Household Size
34
Median Age
48%
College-Educated
79%
High-School Grad
1.7 sq mi
ZIP Area
16,073
Density / Sq Mi
$63,211
Median Household Income
$47,819
Median Earnings
$2,385
Median Rent
$1,000,800
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?
Mixed-use property - Signalized corner property combines ground-floor storefronts with second-floor office suites in Downtown Los Angeles.
Where is this mixed-use property located?
The property is located at 1048 S Los Angeles Street Los Angeles, CA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: Approximately 15,229 square feet of retail and office space; Signalized corner location in Downtown Los Angeles’ Fashion District; Substantial reconstruction completed following a 2009 fire
