Two-Story Mixed-Use
For Sale
$1,249,000
10815 Western Avenue, Los Angeles, CA 90047
Alley access and existing ground-floor equipment support flexible retail or service use.
Property Size3,549 SF
Lot Size0.14 Acres
Price / SF$351.93
Days on Market176
Property Features for 10815 Western Avenue
General Information
Standard status
Active
Size
3,549 SF
Lot size
0.14 Acres
Property subtype
General Commercial
Additional Details
Gross Income
$22,800
Office Units
1
Amenities
Electric
3
Concrete
12 Parking Spaces.
50x125
Back Yard, Front Yard. Gated Community.
Building Details
Year Built
1988
Buildings
1
Stories
2
Listing Agency:
Commercial Brokers Int'l. Inc.
(310) 943-8530
Listed By:
Jaleh Hendizadeh · License #01453581
Source:
Xome
Added: Mar 7
Changed: Aug 28
Last Checked: Aug 29 at 7:04AM
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 property contains 3,549 SF on a 6,250 SF lot and was built in 1988. The ground floor was formerly used as a laundromat and retains equipment and vendor machines; operations ended in February 2026. Equipment condition varies, allowing for repair, replacement, or adaptation to another retail or service use. The second floor includes an office/residential unit occupied under a month-to-month lease, providing current income with flexibility.
Located at 10815 Western Avenue in Los Angeles, the property includes alley access, 12 parking spaces, front and rear yards, and a gated setting. The 50x125 lot dimensions and existing two-level configuration provide a defined framework for continued mixed-use occupancy or redevelopment.
Located at 10815 Western Avenue in Los Angeles, the property includes alley access, 12 parking spaces, front and rear yards, and a gated setting. The 50x125 lot dimensions and existing two-level configuration provide a defined framework for continued mixed-use occupancy or redevelopment.
Key Highlights
- 3,549 SF two‑story mixed‑use building on a 6,250 SF lot
- Ground floor includes former laundromat equipment and vendor machines
- Second‑floor office/residential unit leased month‑to‑month at $1,900/month
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
$82,362
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
6.59%
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%
$1,647,240
$1.6M
Cap Rate 7%
$1,176,600
$1.2M
Cap Rate 9%
$915,133
$915.1K
Market Conditions
NOI Build-Up for 3,549 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
$131.2K $36.96/SF
− Vacancy
−$13.5K −$3.81/SF
EGI
$117.7K $33.15/SF
− OpEx
−$35.3K −$9.95/SF
NOI
$82.4K $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%
$1,647,240
Cap Rate 7%
$1,176,600
Cap Rate 9%
$915,133
Alternative Uses
Best Use
Retail
$1.18M
$1.03M – $1.37M
NOI $82,362 @ 7.0% cap · market cap 6.59%
Second Best
Mixed Use
$1.03M
$898.3K – $1.20M
NOI $71,867 @ 7.0% cap · market cap 5.75%
Theoretical Best
Multifamily LT 5
$71.90M
$62.91M – $83.88M
NOI $5,033,043 @ 7.0% cap · market cap 402.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,140
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
18,260 visits/mo
0.1 miles
Marathon Petroleum
Shops & Services
1,728 visits/mo
0.1 miles
Demographics for 90047, CA
50,154
Population
18,042
Households
2.8
Avg Household Size
39
Median Age
21%
College-Educated
81%
High-School Grad
4.7 sq mi
ZIP Area
10,671
Density / Sq Mi
$70,187
Median Household Income
$39,898
Median Earnings
$1,492
Median Rent
$648,200
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?
Mixed-use property - Alley access and existing ground-floor equipment support flexible retail or service use.
Where is this mixed-use property located?
The property is located at 10815 Western Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: 3,549 SF two‑story mixed‑use building on a 6,250 SF lot; Ground floor includes former laundromat equipment and vendor machines; Second‑floor office/residential unit leased month‑to‑month at $1,900/month
