Mixed-Use Property with Retail
New
For Sale
$475,000
1238 S Atlantic Blvd, Los Angeles, CA 90022
LCC3 zoning and a gated rear yard add useful features to the property.
Property Size1,555 SF
Days on Market1
Property Features for 1238 S Atlantic Blvd
General Information
Standard status
Active
Size
1,555 SF
Property subtype
Commercial
Zoning
LCC3
Amenities
high ceilings
gated backyard
Building Details
Building Size
1,555 SF
Year Built
1950
Listing Agency:
HB Real Estate Group
Listed By:
Hovhannes Baghdasaryan · License #01413935
(818) 200-1303
Source:
Elliman
Added: Oct 1
Last Checked: Oct 1 at 8:53AM
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 HB Real Estate Group
Investment Insights
Based on property information with market context.
The mixed-use property has a newer roof, high ceilings, and a gated backyard. Its interior may be configured as two separate storefronts, subject to verification with the city regarding the intended use. The property is located at 1238 S Atlantic Blvd in Los Angeles.
Key Highlights
- LCC3 zoning
- Interior may be split into two storefronts; confirm intended use with the city
- Newer roof and high ceilings
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
$39,306
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
8.27%
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%
$786,120
$786.1K
Cap Rate 7%
$561,514
$561.5K
Cap Rate 9%
$436,733
$436.7K
Market Conditions
NOI Build-Up for 1,555 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
$57.5K $36.96/SF
− Vacancy
−$1.3K −$0.85/SF
EGI
$56.2K $36.11/SF
− OpEx
−$16.8K −$10.83/SF
NOI
$39.3K $25.28/SF
Area
ZIP 90022
Vacancy
2.30%
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%
$786,120
Cap Rate 7%
$561,514
Cap Rate 9%
$436,733
Alternative Uses
Best Use
Retail
$561.5K
$491.3K – $655.1K
NOI $39,306 @ 7.0% cap · market cap 8.27%
Second Best
Mixed Use
$383.2K
$335.3K – $447.1K
NOI $26,824 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,349 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,310
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Los Angeles, CA
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Frequently Asked Questions
What type of property is this?
Mixed-use property - LCC3 zoning and a gated rear yard add useful features to the property.
Where is this mixed-use property located?
The property is located at 1238 S Atlantic Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: LCC3 zoning; Interior may be split into two storefronts; confirm intended use with the city; Newer roof and high ceilings
