Creative Space with Commercial
For Sale
Contact for pricing
12322 Exposition Boulevard, Los Angeles, CA 90064
Bow-truss construction, natural light, and a commercial kitchen support a distinctive creative workspace.
Property Size16,326 SF
Price / SF$765.65
Days on Market15
Property Features for 12322 Exposition Boulevard
General Information
Standard status
Active
Size
16,326 SF
Class
B
Total Parking Spaces
20
Property subtype
Office, Mixed Use
Zoning
M1-1
Amenities
full commercial kitchen
cafe bar
lounge
roll-up door
private parking lot
Building Details
Year Built
1958
Year Renovated
2020
Buildings
1
Units
1
Construction
bow-truss
Listed By:
Troy Estes · License #CA
Source:
Crexi
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 2:56PM
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 Troy Estes
Investment Insights
Based on property information with market context.
This creative space occupies a bow-truss building with exposed air ducts, cement walls, and abundant natural light. The interior includes a full commercial kitchen, cafe bar, and lounge, creating a varied layout for work, hospitality, and gathering areas. A roll-up door connects the building to a private parking lot.
The property is located at 12322 Exposition Boulevard in Los Angeles and carries M1-1 zoning. Built in 1958, the building combines original structural character with substantial interior improvements and specialized food-service infrastructure.
The property is located at 12322 Exposition Boulevard in Los Angeles and carries M1-1 zoning. Built in 1958, the building combines original structural character with substantial interior improvements and specialized food-service infrastructure.
Key Highlights
- Bow‑truss building with abundant natural light
- Full commercial kitchen with cafe bar and lounge
- Exposed air ducts and cement wall finishes
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
$442,148
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
3.54%
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%
$8,842,960
$8.8M
Cap Rate 7%
$6,316,400
$6.3M
Cap Rate 9%
$4,912,756
$4.9M
Market Conditions
NOI Build-Up for 16,326 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
$603.4K $36.96/SF
− Vacancy
−$13.9K −$0.85/SF
EGI
$589.5K $36.11/SF
− OpEx
−$147.4K −$9.03/SF
NOI
$442.1K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$8,842,960
Cap Rate 7%
$6,316,400
Cap Rate 9%
$4,912,756
Alternative Uses
Best Use
Specialty Retail
$6.32M
$5.53M – $7.37M
NOI $442,148 @ 7.0% cap · market cap 3.54%
Second Best
Office B
$5.54M
$4.84M – $6.46M
NOI $387,518 @ 7.0% cap · market cap 3.10%
Theoretical Best
Multifamily LT 5
$330.75M
$289.41M – $385.88M
NOI $23,152,847 @ 7.0% cap · market cap 185.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,367
Businesses Nearby
Explore this area
Business Placement
Demographics for 90064, CA
27,553
Population
12,897
Households
2.1
Avg Household Size
40
Median Age
71%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
7,447
Density / Sq Mi
$129,703
Median Household Income
$84,766
Median Earnings
$2,710
Median Rent
$1,746,800
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?
Creative space - Bow-truss construction, natural light, and a commercial kitchen support a distinctive creative workspace.
Where is this creative space located?
The property is located at 12322 Exposition Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $12,500,000.
What are key features of this property?
This property features: Bow‑truss building with abundant natural light; Full commercial kitchen with cafe bar and lounge; Exposed air ducts and cement wall finishes
