Mixed-Use Building on Western
For Sale
Contact for pricing
10817 S Western Ave, Los Angeles, CA 90047
Two-story mixed-use building, ideal for owner-user or value-add investor.
Property Size3,549 SF
Lot Size0.14 Acres
Price / SF$351.93
Days on Market108
Property Features for 10817 S Western Ave
General Information
Standard status
Active
Size
3,549 SF
Total Parking Spaces
12
Lot size
0.14 Acres
Property subtype
Retail, Multifamily, Office, Mixed Use
Zoning
LCC1
Occupancy
40%
Lease Type
Gross
Building Details
Year Built
1988
Units
12
Tenancy
Multi
Listing Agency:
COMMERCIAL BROKERS INTERNATIONAL
(310) 979-0800
Listed By:
Jaleh Hendizadeh · License #01453581
Source:
Crexi
Added: May 14
Changed: Aug 21
Last Checked: Aug 29 at 1:30AM
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 INTERNATIONAL
Investment Insights
Based on property information with market context.
The property is a 3,549 square foot two-story mixed-use building situated on a 6,250 square foot lot with alley access. It is suitable for an owner-user or a value-add investor. The ground floor previously operated as a laundromat and includes existing equipment and vendor machines. The business ceased operations in February 2026. The condition of the equipment varies, presenting an opportunity to repair, replace, or repurpose the space for alternative retail or service use. The second floor features an office/residential unit that is currently leased month-to-month at $1,900 per month, providing in-place income and flexibility. The property is offered as a value-add or redevelopment opportunity and is not being marketed as a stabilized cap rate investment.
Key Highlights
- Mixed‑use building offering commercial and residential possibilities.
- Value‑add or redevelopment opportunity to maximize potential.
- Ground floor features a former laundromat with existing equipment.**
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
$71,867
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
5.75%
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%
$1,437,340
$1.4M
Cap Rate 7%
$1,026,671
$1.0M
Cap Rate 9%
$798,522
$798.5K
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
$127.8K $36.00/SF
− Vacancy
−$12.8K −$3.60/SF
EGI
$115.0K $32.40/SF
− OpEx
−$43.1K −$12.15/SF
NOI
$71.9K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,437,340
Cap Rate 7%
$1,026,671
Cap Rate 9%
$798,522
Alternative Uses
Best Use
Mixed Use
$1.03M
$898.3K – $1.20M
NOI $71,867 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
626
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story mixed-use building, ideal for owner-user or value-add investor.
Where is this mixed-use property located?
The property is located at 10817 S Western Ave 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: Mixed‑use building offering commercial and residential possibilities.; Value‑add or redevelopment opportunity to maximize potential.; Ground floor features a former laundromat with existing equipment.**
