Building Details

Tenancy Multi

Abandoned No

Listing Agency: Mega Realty c***@gmail.com Show Phone

Listed By: Chan Lee · License #02018309 Show Phone

Source: Exprealty

Added: Aug 5 Changed: Aug 15 Last Checked: Aug 16 at 10:55AM

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Investment Insights

Based on property information with market context.

This mixed-use property contains four units arranged around a commercial and residential configuration. The front commercial space operates as a flower shop, while three residential units are positioned at the rear beyond a gate. Each residence includes one bedroom and one bathroom, providing a consistent unit layout across the residential portion.

The commercial unit has received electrical, lighting, and flooring updates. One of the three residential units has also been updated. The property is located at 1212 E Rosecrans Ave in East Rancho Dominguez, California, with the storefront and rear residential units occupying the same property.

Key Highlights

• Four‑unit mixed‑use configuration with one commercial storefront and three residential units
• Front commercial unit currently operates as a flower shop
• Three rear residences, each with 1 bed and 1 bath

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

$58,143

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

6.85%

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%

$1,162,860 $1.2M

Cap Rate 7%

$830,614 $830.6K

Cap Rate 9%

$646,033 $646.0K

Market Conditions

NOI Build-Up for 2,628 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

$88.9K $33.84/SF

− Vacancy

−$5.9K −$2.23/SF

EGI

$83.1K $31.61/SF

− OpEx

−$24.9K −$9.48/SF

NOI

$58.1K $22.12/SF

Area

Los Angeles County, CA

Vacancy

6.60%

Lease Rate

$33.84 /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%

$1,162,860

Cap Rate 7%

$830,614

Cap Rate 9%

$646,033

Alternative Uses

Best Use

Retail

$830.6K

$726.8K – $969.1K (±1% cap)

NOI $58,143 @ 7.0% cap · market cap 6.85%

Second Best

Mixed Use

$760.2K

$665.2K – $887.0K (±1% cap)

NOI $53,217 @ 7.0% cap · market cap 6.27%

Theoretical Best

Office A

$1.41M

$1.23M – $1.64M (±1% cap)

NOI $98,491 @ 7.0% cap · market cap 11.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Arleths Flower Shop (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Real Estate Agency Law Firm Parking Lot & Garage Skin Care Clinic Gym & Fitness Center Travel Agency

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

3

Residential units

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

618

Businesses Nearby

Explore this area Business Placement

Demographics for 90221, CA

52,561

Population

12,854

Households

4.1

Avg Household Size

31

Median Age

8%

College-Educated

58%

High-School Grad

5.4 sq mi

ZIP Area

9,734

Density / Sq Mi

$68,191

Median Household Income

$34,426

Median Earnings

$1,600

Median Rent

$541,800

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - A commercial storefront and gated rear residences create a combined business and housing layout.

Where is this mixed-use property located?

The property is located at 1212 E Rosecrans Ave East Rancho Dominguez, CA.

What is the asking price?

The asking price for this property is $849,000.

What are key features of this property?

This property features: Four‑unit mixed‑use configuration with one commercial storefront and three residential units; Front commercial unit currently operates as a flower shop; Three rear residences, each with 1 bed and 1 bath