Five-Unit Mixed-Use
For Sale
$750,000
10908 S Figueroa St, Los Angeles, CA 90061
Three buildings combine residential units with a commercial space and rear alley-access parking.
Property Size2,815 SF
Price / SF$266.43
Days on Market227
Property Features for 10908 S Figueroa St
General Information
Standard status
Active
Size
2,815 SF
Property subtype
Residential Income
Listing Agency:
Kidder Mathews of California, Inc.
(714) 333-6768
Listed By:
Casey Lins · License #01902650
(714) 333-6768
Source:
Exprealty
Added: Jan 15
Changed: Aug 30
Last Checked: Aug 30 at 1:48AM
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 Kidder Mathews of California, Inc.
Investment Insights
Based on property information with market context.
This Los Angeles mixed-use property includes three buildings constructed in 1926 and a five-unit configuration comprising one two-bedroom unit, two one-bedroom units, one studio, and one commercial unit. Four of the five units have been renovated, and five uncovered parking spaces are positioned at the rear with alley access.
The property is located near the 110 and 105 freeways and several nearby community establishments, including Balbuena's Mexican, Superior Grocers, Taco Vaquero, Playa Dorada, and Surprise Market. Current rents reflect a 6.93% CAP and a 7.71 GRM, while pro forma rents indicate a 9.58% CAP and a 6.32 GRM. The property is subject to LA City rent control.
The property is located near the 110 and 105 freeways and several nearby community establishments, including Balbuena's Mexican, Superior Grocers, Taco Vaquero, Playa Dorada, and Surprise Market. Current rents reflect a 6.93% CAP and a 7.71 GRM, while pro forma rents indicate a 9.58% CAP and a 6.32 GRM. The property is subject to LA City rent control.
Key Highlights
- Five‑unit mix includes 1 two‑bedroom, 2 one‑bedroom units, 1 studio, and 1 commercial unit
- Three separate buildings constructed in 1926
- Four out of five units have been renovated
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
$57,004
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
7.60%
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%
$1,140,080
$1.1M
Cap Rate 7%
$814,343
$814.3K
Cap Rate 9%
$633,378
$633.4K
Market Conditions
NOI Build-Up for 2,815 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
$101.3K $36.00/SF
− Vacancy
−$10.1K −$3.60/SF
EGI
$91.2K $32.40/SF
− OpEx
−$34.2K −$12.15/SF
NOI
$57.0K $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%
$1,140,080
Cap Rate 7%
$814,343
Cap Rate 9%
$633,378
Alternative Uses
Best Use
Apartment 5plus
$49.77M
$43.55M – $58.06M
NOI $3,483,715 @ 7.0% cap · market cap 464.50%
Second Best
Mixed Use
$814.3K
$712.6K – $950.1K
NOI $57,004 @ 7.0% cap · market cap 7.60%
Theoretical Best
Multifamily LT 5
$57.03M
$49.90M – $66.54M
NOI $3,992,115 @ 7.0% cap · market cap 532.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
986
Businesses Nearby
Explore this area
Business Placement
Demographics for 90061, CA
29,570
Population
8,300
Households
3.6
Avg Household Size
32
Median Age
12%
College-Educated
61%
High-School Grad
2.7 sq mi
ZIP Area
10,952
Density / Sq Mi
$60,114
Median Household Income
$34,963
Median Earnings
$1,498
Median Rent
$576,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three buildings combine residential units with a commercial space and rear alley-access parking.
Where is this mixed-use property located?
The property is located at 10908 S Figueroa St Los Angeles, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Five‑unit mix includes 1 two‑bedroom, 2 one‑bedroom units, 1 studio, and 1 commercial unit; Three separate buildings constructed in 1926; Four out of five units have been renovated
