Versatile Building Near SoFi
For Sale
$1,650,000
Pending
10511 S Western, Los Angeles, CA 90047
4173 SF building on 11,543 SF lot near SoFi Stadium.
Property Size4,173 SF
Lot Size0.27 Acres
Days on Market151
Property Features for 10511 S Western
General Information
Standard status
Pending
Size
4,173 SF
Lot size
0.27 Acres
Property subtype
Commercial
Building Details
Building Size
4,173 SF
Year Built
1949
Listing Agency:
(626) 695-2538
Listed By:
Michael Flanagan
(626) 695-2538
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:21AM
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 Michael Flanagan
Investment Insights
Based on property information with market context.
This property features a 4173 square foot building situated on two lots, totaling 11,543 square feet. The building's interior includes 13 rooms, a lunch room, and two restrooms. The gated lot provides private parking and is located on Western Avenue, benefiting from heavy traffic exposure. Historically, the property has served as a restaurant, a church, a health agency, and a professional office, demonstrating its adaptability. With flexible LA C2 zoning and its location near SoFi Stadium and Kia Forum, this property presents an opportunity for various uses.
Key Highlights
- Prime location near SoFi Stadium and Kia Forum.
- Flexible LA C2 zoning allows for diverse business opportunities.
- High‑traffic exposure on Western Ave.
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
$99,051
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
6.00%
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%
$1,981,020
$2.0M
Cap Rate 7%
$1,415,014
$1.4M
Cap Rate 9%
$1,100,567
$1.1M
Market Conditions
NOI Build-Up for 4,173 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
$162.2K $38.88/SF
− Vacancy
−$30.2K −$7.23/SF
EGI
$132.1K $31.65/SF
− OpEx
−$33.0K −$7.91/SF
NOI
$99.1K $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%
$1,981,020
Cap Rate 7%
$1,415,014
Cap Rate 9%
$1,100,567
Alternative Uses
Best Use
Office B
$1.42M
$1.24M – $1.65M
NOI $99,051 @ 7.0% cap · market cap 6.00%
Second Best
Retail
$1.38M
$1.21M – $1.61M
NOI $96,844 @ 7.0% cap · market cap 5.87%
Theoretical Best
Multifamily LT 5
$84.54M
$73.97M – $98.63M
NOI $5,917,973 @ 7.0% cap · market cap 358.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
573
Businesses Nearby
Explore this area
Business Placement
Demographics for 90047, CA
50,154
Population
18,042
Households
2.8
Avg Household Size
39
Median Age
21%
College-Educated
81%
High-School Grad
4.7 sq mi
ZIP Area
10,671
Density / Sq Mi
$70,187
Median Household Income
$39,898
Median Earnings
$1,492
Median Rent
$648,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - 4173 SF building on 11,543 SF lot near SoFi Stadium.
Where is this commercial land located?
The property is located at 10511 S Western Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Prime location near SoFi Stadium and Kia Forum.; Flexible LA C2 zoning allows for diverse business opportunities.; High‑traffic exposure on Western Ave.
