Two-Level Conventional Restaurant
New
For Sale
$1,200,000
1064 N Kingsley, Los Angeles, CA 90029
Restaurant property with a second-floor living-area buildout completed without permits.
Property Size1,980 SF
Days on Market3
Property Features for 1064 N Kingsley
General Information
Standard status
Active
Size
1,980 SF
Property subtype
Commercial
Building Details
Building Size
1,980 SF
Year Built
1969
Listing Agency:
(323) 490-7057
Listed By:
Dan Morales
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 8:42AM
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 Dan Morales
Investment Insights
Based on property information with market context.
Built in 1969, 1064 N Kingsley is a conventional restaurant property in Los Angeles. The restaurant has remained closed for approximately a decade. A second-floor area was configured as living quarters for the owner/operator, with that buildout completed without permits.
The sale includes 5180 Santa Monica Blvd. The property is located in Los Angeles, CA 90029, with a Walk Score of 89, a BikeScore of 70, and a TransitScore of 67. These scores indicate Very Walkable, Very Bikeable, and Good Transit conditions, respectively.
The sale includes 5180 Santa Monica Blvd. The property is located in Los Angeles, CA 90029, with a Walk Score of 89, a BikeScore of 70, and a TransitScore of 67. These scores indicate Very Walkable, Very Bikeable, and Good Transit conditions, respectively.
Key Highlights
- Conventional restaurant property at 1064 N Kingsley, Los Angeles, CA 90029
- Built in 1969
- Restaurant has been closed for approximately 10 years
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
$53,623
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
4.47%
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%
$1,072,460
$1.1M
Cap Rate 7%
$766,043
$766.0K
Cap Rate 9%
$595,811
$595.8K
Market Conditions
NOI Build-Up for 1,980 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
$73.2K $36.96/SF
− Vacancy
−$1.7K −$0.85/SF
EGI
$71.5K $36.11/SF
− OpEx
−$17.9K −$9.03/SF
NOI
$53.6K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$1,072,460
Cap Rate 7%
$766,043
Cap Rate 9%
$595,811
Alternative Uses
Best Use
Specialty Retail
$766.0K
$670.3K – $893.7K
NOI $53,623 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$40.11M
$35.10M – $46.80M
NOI $2,807,953 @ 7.0% cap · market cap 234.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,571
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90029, CA
34,695
Population
14,465
Households
2.4
Avg Household Size
37
Median Age
36%
College-Educated
76%
High-School Grad
1.4 sq mi
ZIP Area
24,782
Density / Sq Mi
$60,793
Median Household Income
$35,801
Median Earnings
$1,644
Median Rent
$1,066,200
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant property with a second-floor living-area buildout completed without permits.
Where is this conventional restaurant located?
The property is located at 1064 N Kingsley Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Conventional restaurant property at 1064 N Kingsley, Los Angeles, CA 90029; Built in 1969; Restaurant has been closed for approximately 10 years
