Two-Story Mixed-Use
10815 S Western Avenue Los Angeles, CA 90047
10815 S Western Avenue, Los Angeles, CA, 90047
$1,299,000
For Sale
$1,299,000
Two-story mixed-use building with former laundromat ground floor and a month-to-month leased unit above.
Property Size3,549 SF
Price / SF$366.02
Days on Market117
Property Features for 10815 S Western Avenue
General Information
- Standard status
- Active
- Size
- 3,549 SF
- Property subtype
- Commercial/Industrial
Building Details
- Year Built
- 1988
Listing agency
Commercial Brokers Int'l. Inc.
(818) 486-1330
Listed by
Jaleh Hendizadeh · License #01453581
(818) 486-1330
Source
Exitrealty
Added: Mar 27 Updated: Jul 21 at 12:16AM Checked: Jul 21 at 4:46AM
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 Commercial Brokers Int'l. Inc.
Investment Insights
Based on property information with market context.
This two-story mixed-use building offers 3,549 SF on a 6,250 SF lot with alley access. The ground floor is a former laundromat space that includes existing equipment and vendor machines; business operations ceased in February 2026, and equipment condition varies, allowing for repair, replacement, or repurposing for another retail or service use.
The second floor includes an office/residential unit that is leased on a month-to-month basis for $1,900 per month, providing in-place income while retaining flexibility.
The property is being offered as a value-add and/or redevelopment opportunity rather than a stabilized investment.
The second floor includes an office/residential unit that is leased on a month-to-month basis for $1,900 per month, providing in-place income while retaining flexibility.
The property is being offered as a value-add and/or redevelopment opportunity rather than a stabilized investment.
Key Highlights
- 3,549 SF two‑story mixed‑use building on a 6,250 SF lot with alley access
- Ground floor: former laundromat with existing equipment and vendor machines (business ceased Feb. 2026)
- Second floor includes an office/residential unit leased month‑to‑month at $1,900/month
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $138.0k | $38.88 |
| − Vacancy | −$25.7k | −$7.23 |
| EGI | $112.3k | $31.65 |
| − OpEx | −$28.1k | −$7.91 |
| NOI | $84.2k | $23.74 |
3,549 SF · lease $38.88/SF/yr · vacancy 18.60% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,240 @ 7.0% cap · market cap 6.48%
Second Best
Retail
$1.18M
$1.03M – $1.37M
NOI $82,362 @ 7.0% cap · market cap 6.34%
Theoretical Best
Multifamily LT 5
$71.90M
$62.91M – $83.88M
NOI $5,033,043 @ 7.0% cap · market cap 387.46%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Neighborhood Coin Laundry
(Bike/Boat/Book/etc) Store
Similar For Sale Nearby
FAQs
What type of property is this?
Live-work space - Two-story mixed-use building with former laundromat ground floor and a month-to-month leased unit above.
Where is this live-work space located?
The property is located at 10815 S Western Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 3,549 SF two‑story mixed‑use building on a 6,250 SF lot with alley access; Ground floor: former laundromat with existing equipment and vendor machines (business ceased Feb. 2026); Second floor includes an office/residential unit leased month‑to‑month at $1,900/month
