Fashion District Retail
For Sale
$2,250,000
818 S Los Angeles St, Los Angeles, CA 90014
Retail property in the heart of the Fashion District.
Property Size7,951 SF
Price / SF$282.98
Days on Market256
Property Features for 818 S Los Angeles St
General Information
Standard status
Active
Size
7,951 SF
Property subtype
Retail
Building Details
Year Built
1913
Listing Agency:
Sperry Commercial Pasadena
(626) 240-2784
Listed By:
Jamie Harrison · License #CalDRE #01290266
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Jul 6
Last Checked: Aug 9 at 5:43AM
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 Sperry Commercial Pasadena
Investment Insights
Based on property information with market context.
This well-maintained building is located in the heart of Los Angeles' Fashion District, a vital economic hub with roots dating back to the early 1900s. The Fashion District started as a cluster of factories and warehouses producing flowers, clothing, textiles, and accessories, later evolving into a wholesale market area. The district is now a hub for emerging and independent fashion labels, securing its place as a cultural heritage cornerstone. The property features a turnkey clean retail interior and approximately 65 feet of window frontage on a high foot traffic street with over 9,000 cars per day. The property has a history of over 30 years of continuous fashion and formalwear tenancy at the same address. The property has 2 retail tenants with leases expiring on 12/31/27. The property size is 7,951 square feet.
Key Highlights
- Located in the heart of LA's Fashion District, a vital economic and cultural hub.
- High foot traffic location with approximately 65ft of window frontage.
- Turnkey clean retail interior.
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
$184,520
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
8.20%
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%
$3,690,400
$3.7M
Cap Rate 7%
$2,636,000
$2.6M
Cap Rate 9%
$2,050,222
$2.1M
Market Conditions
NOI Build-Up for 7,951 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
$293.9K $36.96/SF
− Vacancy
−$30.3K −$3.81/SF
EGI
$263.6K $33.15/SF
− OpEx
−$79.1K −$9.95/SF
NOI
$184.5K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$3,690,400
Cap Rate 7%
$2,636,000
Cap Rate 9%
$2,050,222
Alternative Uses
Best Use
Retail
$2.64M
$2.31M – $3.08M
NOI $184,520 @ 7.0% cap · market cap 8.20%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$161.08M
$140.95M – $187.93M
NOI $11,275,774 @ 7.0% cap · market cap 501.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21,268
Businesses Nearby
Explore this area
Business Placement
Demographics for 90014, CA
9,254
Population
7,618
Households
1.2
Avg Household Size
38
Median Age
43%
College-Educated
86%
High-School Grad
0.3 sq mi
ZIP Area
30,847
Density / Sq Mi
$33,822
Median Household Income
$61,856
Median Earnings
$1,604
Median Rent
$644,700
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property in the heart of the Fashion District.
Where is this retail space located?
The property is located at 818 S Los Angeles St Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Located in the heart of LA's Fashion District, a vital economic and cultural hub.; High foot traffic location with approximately 65ft of window frontage.; Turnkey clean retail interior.
