Vacant Two-Story Office
For Sale
$3,300,000
1054 Robertson Boulevard, Los Angeles, CA 90035
Vacant, bright, remodeled two-story office building with parking under the structure.
Property Size4,967 SF
Price / SF$664.38
Days on Market240
Property Features for 1054 Robertson Boulevard
General Information
Standard status
Active
Size
4,967 SF
Property subtype
General Commercial
Amenities
3
5 Parking Spaces.
Building Details
Stories
2
Listing Agency:
Rodeo Realty
(310) 724-7100
Listed By:
Sandi Lewis · License #456048
Source:
Xome
Added: Dec 17, 2025
Changed: Aug 7
Last Checked: Aug 13 at 3:24AM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
A vacant, bright, remodeled two-story office building offering approximately 4,900 square feet of space. The property includes parking under the building, providing a covered option for daily access and building operations.
The building is located on Robertson Boulevard, positioned north of Pico and south of Olympic in Los Angeles. The remarks indicate the site is in back of R3 properties, which may have no height limit for a future building, subject to confirmation. There is also mention of a possible AB2097 parking exemption.
The current configuration and condition are described as suitable for professional uses including attorneys and CPAs, with potential for medical use as well.
The building is located on Robertson Boulevard, positioned north of Pico and south of Olympic in Los Angeles. The remarks indicate the site is in back of R3 properties, which may have no height limit for a future building, subject to confirmation. There is also mention of a possible AB2097 parking exemption.
The current configuration and condition are described as suitable for professional uses including attorneys and CPAs, with potential for medical use as well.
Key Highlights
- Vacant, remodeled two‑story office building with approximately 4,900 SF of space
- Zoned LAC2
- 5 parking spaces, with parking under the building
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
$117,898
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
3.57%
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%
$2,357,960
$2.4M
Cap Rate 7%
$1,684,257
$1.7M
Cap Rate 9%
$1,309,978
$1.3M
Market Conditions
NOI Build-Up for 4,967 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
$193.1K $38.88/SF
− Vacancy
−$35.9K −$7.23/SF
EGI
$157.2K $31.65/SF
− OpEx
−$39.3K −$7.91/SF
NOI
$117.9K $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%
$2,357,960
Cap Rate 7%
$1,684,257
Cap Rate 9%
$1,309,978
Alternative Uses
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,898 @ 7.0% cap · market cap 3.57%
Second Best
Healthcare Medical
$1.32M
$1.15M – $1.54M
NOI $92,124 @ 7.0% cap · market cap 2.79%
Theoretical Best
Multifamily LT 5
$100.63M
$88.05M – $117.40M
NOI $7,043,991 @ 7.0% cap · market cap 213.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,306
Businesses Nearby
Explore this area
Business Placement
Demographics for 90035, CA
30,294
Population
13,795
Households
2.2
Avg Household Size
37
Median Age
68%
College-Educated
95%
High-School Grad
2.3 sq mi
ZIP Area
13,171
Density / Sq Mi
$108,224
Median Household Income
$67,202
Median Earnings
$2,486
Median Rent
$1,844,000
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?
Office building - Vacant, bright, remodeled two-story office building with parking under the structure.
Where is this office building located?
The property is located at 1054 Robertson Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Vacant, remodeled two‑story office building with approximately 4,900 SF of space; Zoned LAC2; 5 parking spaces, with parking under the building
