Creative Office Building with Tandem
For Sale
Contact for pricing
11333 Iowa Avenue, Los Angeles, CA 90025
Creative office property with private tandem parking and an EV charger, offered with flexible sale-leaseback terms.
Property Size8,125 SF
Price / SF$676.92
Days on Market60
Property Features for 11333 Iowa Avenue
General Information
Standard status
Active
Size
8,125 SF
Class
B
Total Parking Spaces
8
Property subtype
Office
Zoning
C2-1
Lease Type
NNN
Investment Type
Sale/Leaseback
Net Operating Income
$390,000
Additional Details
Highway Access
Yes
Building Details
Year Built
1960
Year Renovated
2021
Units
10
Tenancy
Single
Listing Agency:
Ally Commercial Real Estate
Listed By:
Luc Hawkshaw · License #CA DRE#:01962142
Source:
Crexi
Added: Jun 10
Changed: Aug 8
Last Checked: Aug 7 at 3:09AM
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 Ally Commercial Real Estate
Investment Insights
Based on property information with market context.
11333 Iowa Avenue is a creative office property positioned for tenants and owner-users seeking flexible occupancy planning. The offering includes private tandem parking and one EV charger, supporting day-to-day convenience for staff and visitors. The seller has indicated a willingness to execute a sale-leaseback at market rental rates, creating the option for an investor to receive in-place rental income while retaining ongoing ownership interests.
Located in the heart of Sawtelle, the property benefits from access to major Westside demand drivers referenced in the marketing materials, including the tech and entertainment employment base near Silicon Beach and the institutional anchor of UCLA. Connectivity is further supported by direct access to both the 405 and 10 freeways.
From an end-user perspective, the sale-leaseback structure preserves optionality to either remain with the existing tenancy or take occupancy upon natural lease expiration. For investors, the stated objective of the transaction is immediate in-place income without the need for a new lease-up cycle at the time of closing, subject to the existing terms associated with the leaseback arrangement.
Located in the heart of Sawtelle, the property benefits from access to major Westside demand drivers referenced in the marketing materials, including the tech and entertainment employment base near Silicon Beach and the institutional anchor of UCLA. Connectivity is further supported by direct access to both the 405 and 10 freeways.
From an end-user perspective, the sale-leaseback structure preserves optionality to either remain with the existing tenancy or take occupancy upon natural lease expiration. For investors, the stated objective of the transaction is immediate in-place income without the need for a new lease-up cycle at the time of closing, subject to the existing terms associated with the leaseback arrangement.
Key Highlights
- Built in 1960 creative office property.
- Located in Sawtelle, with direct access to both the 405 and 10 freeways.
- Offered with flexible sale‑leaseback terms at market rental rates, providing in‑place cash flow from day one.
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
$192,857
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
3.51%
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%
$3,857,140
$3.9M
Cap Rate 7%
$2,755,100
$2.8M
Cap Rate 9%
$2,142,856
$2.1M
Market Conditions
NOI Build-Up for 8,125 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
$315.9K $38.88/SF
− Vacancy
−$58.8K −$7.23/SF
EGI
$257.1K $31.65/SF
− OpEx
−$64.3K −$7.91/SF
NOI
$192.9K $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%
$3,857,140
Cap Rate 7%
$2,755,100
Cap Rate 9%
$2,142,856
Alternative Uses
Best Use
Office B
$2.76M
$2.41M – $3.21M
NOI $192,857 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$164.61M
$144.03M – $192.04M
NOI $11,522,534 @ 7.0% cap · market cap 209.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,827
Businesses Nearby
Explore this area
Business Placement
Demographics for 90025, CA
45,466
Population
24,965
Households
1.8
Avg Household Size
36
Median Age
70%
College-Educated
95%
High-School Grad
2.6 sq mi
ZIP Area
17,487
Density / Sq Mi
$104,627
Median Household Income
$70,713
Median Earnings
$2,465
Median Rent
$1,081,400
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 building - Creative office property with private tandem parking and an EV charger, offered with flexible sale-leaseback terms.
Where is this office building located?
The property is located at 11333 Iowa Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Built in 1960 creative office property.; Located in Sawtelle, with direct access to both the 405 and 10 freeways.; Offered with flexible sale‑leaseback terms at market rental rates, providing in‑place cash flow from day one.
