Prime Corner Redevelopment
For Sale
Contact for pricing
Pending
11502 S Vermont Ave, Los Angeles, CA 90044
Signalized corner location with redevelopment potential and existing income.
Property Size14,906 SF
Days on Market720
Property Features for 11502 S Vermont Ave
General Information
Standard status
Pending
Size
14,906 SF
Property subtype
Land, Office, Retail
Occupancy
100%
Investment Type
Redevelopment
Net Operating Income
$270,000
Building Details
Buildings
3
Listing Agency:
Pearson Property Management
Listed By:
Yitzy Pearson · License #CA 01352485
Source:
Crexi
Added: Sep 9, 2024
Changed: Aug 25
Last Checked: Aug 29 at 6:52AM
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 Pearson Property Management
Investment Insights
Based on property information with market context.
This offering presents a rare opportunity to acquire a signalized corner property situated adjacent to a major street and freeway. Located at the northeast corner, the property comprises five lots, including three buildings and two parking lots. The site is considered a prime redevelopment opportunity, benefiting from a Tier 4 rating within the City of Los Angeles TOC Program. The property offers the potential to generate income while pursuing redevelopment plans and permits.
Key Highlights
- Prime redevelopment opportunity in City of LA TOC Program Tier 4.
- Located on a prime signalized corner adjacent to a major street and freeway (Vermont and 105 freeway).
- Includes 5 lots: 3 buildings and 2 parking lots.
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
$364,073
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
9.11%
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%
$7,281,460
$7.3M
Cap Rate 7%
$5,201,043
$5.2M
Cap Rate 9%
$4,045,256
$4.0M
Market Conditions
NOI Build-Up for 14,906 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
$552.7K $37.08/SF
− Vacancy
−$32.6K −$2.19/SF
EGI
$520.1K $34.89/SF
− OpEx
−$156.0K −$10.47/SF
NOI
$364.1K $24.42/SF
Area
ZIP 90044
Vacancy
5.90%
Lease Rate
$37.08 /SF/Yr
Expense Ratio
30.00%
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%
$7,281,460
Cap Rate 7%
$5,201,043
Cap Rate 9%
$4,045,256
Alternative Uses
Best Use
Retail
$5.20M
$4.55M – $6.07M
NOI $364,073 @ 7.0% cap · market cap 9.11%
Second Best
Office B
$4.56M
$3.99M – $5.32M
NOI $319,297 @ 7.0% cap · market cap 7.99%
Theoretical Best
Multifamily LT 5
$301.99M
$264.24M – $352.32M
NOI $21,139,063 @ 7.0% cap · market cap 529.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 90044, CA
94,354
Population
28,770
Households
3.3
Avg Household Size
33
Median Age
11%
College-Educated
64%
High-School Grad
5.1 sq mi
ZIP Area
18,501
Density / Sq Mi
$51,433
Median Household Income
$32,426
Median Earnings
$1,427
Median Rent
$588,200
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?
Commercial land - Signalized corner location with redevelopment potential and existing income.
Where is this commercial land located?
The property is located at 11502 S Vermont Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: Prime redevelopment opportunity in City of LA TOC Program Tier 4.; Located on a prime signalized corner adjacent to a major street and freeway (Vermont and 105 freeway).; Includes 5 lots: 3 buildings and 2 parking lots.
