Mixed-Use Asset Near
For Sale
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115 E Arbor Vitae Street, Los Angeles, CA 90045
Fully occupied mixed-use asset with redevelopment potential near LAX.
Property Size7,983 SF
Price / SF$263.06
Days on Market99
Property Features for 115 E Arbor Vitae Street
General Information
Standard status
Active
Size
7,983 SF
Property subtype
Mixed Use
Zoning
C2
Occupancy
100%
Investment Type
Value Add
Building Details
Tenancy
Multi
Listing Agency:
Voit Real Estate Services Voit Irvine
(949) 263-5323
Listed By:
jeff mitchell · License #CA
Source:
Crexi
Added: May 23
Changed: Aug 26
Last Checked: Aug 29 at 3:23PM
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 Voit Real Estate Services Voit Irvine
Investment Insights
Based on property information with market context.
This is a fully occupied mixed-use asset featuring approximately 7,983 square feet. The property is located in a dynamic Los Angeles submarket near LAX and major entertainment venues. It has a diverse tenant mix including residential and retail uses, offering stable in-place income. The property has future repositioning or redevelopment potential under flexible C2 zoning. It is strategically positioned near major freeways and significant regional demand drivers such as SoFi Stadium, the Kia Forum, and the Intuit Dome. The asset benefits from strong visibility and long-term growth fundamentals.
Key Highlights
- Fully occupied ±7,983 SF mixed‑use asset providing stable in‑place income.
- Located in a highly dynamic Los Angeles submarket near LAX and major entertainment venues.
- Strategic location near SoFi Stadium, the Kia Forum, and the Intuit Dome.
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
$161,656
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
7.70%
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%
$3,233,120
$3.2M
Cap Rate 7%
$2,309,371
$2.3M
Cap Rate 9%
$1,796,178
$1.8M
Market Conditions
NOI Build-Up for 7,983 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
$287.4K $36.00/SF
− Vacancy
−$28.7K −$3.60/SF
EGI
$258.6K $32.40/SF
− OpEx
−$97.0K −$12.15/SF
NOI
$161.7K $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%
$3,233,120
Cap Rate 7%
$2,309,371
Cap Rate 9%
$1,796,178
Alternative Uses
Best Use
Mixed Use
$2.31M
$2.02M – $2.69M
NOI $161,656 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$161.73M
$141.51M – $188.69M
NOI $11,321,155 @ 7.0% cap · market cap 539.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,299
Businesses Nearby
Explore this area
Business Placement
Demographics for 90045, CA
41,035
Population
17,981
Households
2.3
Avg Household Size
36
Median Age
64%
College-Educated
96%
High-School Grad
10.8 sq mi
ZIP Area
3,800
Density / Sq Mi
$132,577
Median Household Income
$68,684
Median Earnings
$2,909
Median Rent
$1,322,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied mixed-use asset with redevelopment potential near LAX.
Where is this mixed-use property located?
The property is located at 115 E Arbor Vitae Street Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Fully occupied ±7,983 SF mixed‑use asset providing stable in‑place income.; Located in a highly dynamic Los Angeles submarket near LAX and major entertainment venues.; Strategic location near SoFi Stadium, the Kia Forum, and the Intuit Dome.
