Street-Level Office
New
For Sale
$495,000
1100 S San Pedro St Unit I-3, Los Angeles, CA 90021
Showroom-oriented office unit with a mezzanine, private restroom, main-entrance exposure, and nearby escalator access.
Property Size1,288 SF
Days on Market2
Property Features for 1100 S San Pedro St Unit I-3
General Information
Standard status
Active
Size
1,288 SF
Property subtype
Office
Additional Details
Floor
Street Level
Amenities
private restroom
Building Details
Building Size
1,288 SF
Listing Agency:
Lee & Associates
Listed By:
Sehyung Kim · License #CalDRE #01327276
(213) 290-3599
Source:
Lee-associates
Added: Sep 1
Last Checked: Sep 1 at 9:46PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
Unit I-3 at 1100 S San Pedro St is an office property configured with a street-level showroom, mezzanine office area, and private restroom. The unit is positioned inside the property with exposure toward the main entrance and sits next to an escalator.
Parking associated with the property is bank owned. The address is in Los Angeles, California, providing a defined commercial location for an office or showroom-oriented operation.
Parking associated with the property is bank owned. The address is in Los Angeles, California, providing a defined commercial location for an office or showroom-oriented operation.
Key Highlights
- Street‑level office unit with showroom configuration
- Mezzanine office area included
- Exposure toward the main entrance
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
$30,572
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
6.18%
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%
$611,440
$611.4K
Cap Rate 7%
$436,743
$436.7K
Cap Rate 9%
$339,689
$339.7K
Market Conditions
NOI Build-Up for 1,288 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
$50.1K $38.88/SF
− Vacancy
−$9.3K −$7.23/SF
EGI
$40.8K $31.65/SF
− OpEx
−$10.2K −$7.91/SF
NOI
$30.6K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$611,440
Cap Rate 7%
$436,743
Cap Rate 9%
$339,689
Alternative Uses
Best Use
Office B
$436.7K
$382.2K – $509.5K
NOI $30,572 @ 7.0% cap · market cap 6.18%
Second Best
Retail
$427.0K
$373.6K – $498.2K
NOI $29,891 @ 7.0% cap · market cap 6.04%
Theoretical Best
Multifamily LT 5
$26.09M
$22.83M – $30.44M
NOI $1,826,587 @ 7.0% cap · market cap 369.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
10,892
Businesses Nearby
Explore this area
Business Placement
Demographics for 90021, CA
5,192
Population
1,694
Households
3.1
Avg Household Size
46
Median Age
20%
College-Educated
64%
High-School Grad
2.0 sq mi
ZIP Area
2,596
Density / Sq Mi
$32,250
Median Household Income
$35,528
Median Earnings
$984
Median Rent
$1,075,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Showroom-oriented office unit with a mezzanine, private restroom, main-entrance exposure, and nearby escalator access.
Where is this office units located?
The property is located at 1100 S San Pedro St Unit I-3 Los Angeles, CA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Street‑level office unit with showroom configuration; Mezzanine office area included; Exposure toward the main entrance
