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    Creative Live/Work Flex Campus Title is generated by Realmo AI

    5017 Exposition Blvd, Los Angeles, CA 90016

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    Claim this Listing
    For Sale
    $2,050,000

    Two-story renovated live/work and flex campus near transit.

    Type:Vacant-User
    Property size:
    4,400 SF
    Price / SF:
    $465/SF
    Added:
    Apr 3, 2026
    Days on Market:
    66
    Last Refresh:
    Apr 3 at 4:53 am

    Property Features for 5017 Exposition Blvd

    General Information

    Standard status
    Active
    Size
    4,400 SF
    Property subtype
    Vacant-User

    Building Details

    Year Built
    1948

    We can help!

    Listing Contact
    Floyd Shaheen

    Listing agent Floyd Shaheen License #CA: 01960743

    Listing office Encino Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 Encino Office

    HighLights

    • Rare creative live/work and flex campus in a rapidly growing, transit‑oriented location.
    • Two legally permitted Artist‑in‑Residence (live/work) units and one flex office suite.
    • LAM1 zoning and clean Phase I & Phase II reports offer flexibility.
    • Steps from the Expo/La Brea E Line station, providing direct rail access.
    • Proximity to major studio and tech employers ensures long‑term stability and demand.
    • Renovated in 2005 with skylights and flexible floorplates.

    Overview

    This two-story creative live/work and flex campus offers versatility in a growing creative and transit-oriented area. The property has been thoughtfully renovated and is highly adaptable. It features two legally permitted Artist-in-Residence (live/work) units and one flex office suite. Each unit benefits from open volumes, skylights, and modernized building systems. The LAM1 zoning and clean Phase I & Phase II reports provide flexibility across a spectrum of creative, production, and light industrial uses. The building's configuration supports users seeking a hybrid lifestyle, creative firms wanting identity and control, or investors pursuing a multi-unit income strategy. Located steps from the Expo/La Brea E Line station, it provides rail access to Culver City, USC/Expo Park, Downtown LA, and Santa Monica. Proximity to major studio and tech employers drives long-term stability and demand for creative workspace in this emerging district. A full renovation was completed in 2005. The property has skylights bringing natural light and flexible floorplates ideal for adaptive creative reconfiguration. The property size is 4400 square feet.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $171.1k $38.88
    − Vacancy −$31.8k −$7.23
    EGI $139.3k $31.65
    − OpEx −$34.8k −$7.91
    NOI $104.4k $23.74
    4,400 SF · lease $38.88/SF/yr · vacancy 18.60% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.49M
    $1.31M – $1.74M (±1% cap)
    NOI $104,439 @ 7.0% cap · market cap 5.09%
    Second Best
    Mixed Use
    $1.27M
    $1.11M – $1.49M (±1% cap)
    NOI $89,100 @ 7.0% cap · market cap 4.35%
    Theoretical Best
    Multifamily LT 5
    $89.14M
    $78.00M – $104.00M (±1% cap)
    NOI $6,239,895 @ 7.0% cap · market cap 304.39%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Total Luxury Spa Clothing Store Commonwealth Projects Marketing & Advertising

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.35274
    Latitude
    34.02482

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    FAQs

    What type of property is this?
    Live-work space - Two-story renovated live/work and flex campus near transit.
    Where is this live-work space located?
    The property is located at 5017 Exposition Blvd Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $2,050,000.
    What are key features of this property?
    This property features: Rare creative live/work and flex campus in a rapidly growing, transit‑oriented location.; Two legally permitted Artist‑in‑Residence (live/work) units and one flex office suite.; LAM1 zoning and clean Phase I & Phase II reports offer flexibility.
    (818) 212-2667
    We can help!
    Listing Contact
    Floyd Shaheen
    Real Estate License ID: CA: 01960743
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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