Mixed-Use Property with Two Front
For Sale
Contact for pricing
1430 S LA BREA AVE, Los Angeles, CA 90019
Mixed-use building with two front commercial units along La Brea Avenue plus a rear residential unit with alley access.
Property Size2,836 SF
Lot Size0.10 Acres
Price / SF$282.09
Days on Market24
Property Features for 1430 S LA BREA AVE
General Information
Standard status
Active
Size
2,836 SF
Lot size
0.10 Acres
Property subtype
Mixed Use
Zoning
C2
Investment Type
Value Add
Additional Details
Road Access
Yes
Building Details
Year Built
1948
Buildings
2
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
The CREM Group
Listed By:
Andrew Leff · License #CA 01865688
Source:
Crexi
Added: Jul 21
Changed: Aug 8
Last Checked: Aug 8 at 2:41PM
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 The CREM Group
Investment Insights
Based on property information with market context.
1430 S. La Brea Avenue is a mixed-use property with approximately 2,836 square feet of improvements on a 4,480 square foot C2-zoned parcel. The front portion is a multi-tenant commercial building of approximately 2,300 square feet with frontage on La Brea Avenue and is currently configured as two separate units. At the rear, there is a separate approximately 600 square foot residential unit with alley access.
The front building is currently occupied by residential tenants, although the building is noted as not permitted for residential use. Please contact the broker for additional information regarding the existing tenancy.
This listing is offered as a probate sale, subject to court confirmation and possible overbid.
The front building is currently occupied by residential tenants, although the building is noted as not permitted for residential use. Please contact the broker for additional information regarding the existing tenancy.
This listing is offered as a probate sale, subject to court confirmation and possible overbid.
Key Highlights
- Mixed‑use property with approx. 2,300 SF front commercial building plus approx. 600 SF rear residential unit
- Front building configured as two separate units and currently occupied by residential tenants
- Rear residential unit has alley access
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
$65,816
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
8.23%
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%
$1,316,320
$1.3M
Cap Rate 7%
$940,229
$940.2K
Cap Rate 9%
$731,289
$731.3K
Market Conditions
NOI Build-Up for 2,836 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
$104.8K $36.96/SF
− Vacancy
−$10.8K −$3.81/SF
EGI
$94.0K $33.15/SF
− OpEx
−$28.2K −$9.95/SF
NOI
$65.8K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
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%
$1,316,320
Cap Rate 7%
$940,229
Cap Rate 9%
$731,289
Alternative Uses
Best Use
Retail
$940.2K
$822.7K – $1.10M
NOI $65,816 @ 7.0% cap · market cap 8.23%
Second Best
Mixed Use
$820.4K
$717.9K – $957.2K
NOI $57,429 @ 7.0% cap · market cap 7.18%
Theoretical Best
Multifamily LT 5
$57.46M
$50.27M – $67.03M
NOI $4,021,896 @ 7.0% cap · market cap 502.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,163
Businesses Nearby
Explore this area
Business Placement
Demographics for 90019, CA
62,002
Population
26,203
Households
2.4
Avg Household Size
38
Median Age
39%
College-Educated
80%
High-School Grad
3.9 sq mi
ZIP Area
15,898
Density / Sq Mi
$71,395
Median Household Income
$40,316
Median Earnings
$1,782
Median Rent
$1,178,100
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with two front commercial units along La Brea Avenue plus a rear residential unit with alley access.
Where is this mixed-use property located?
The property is located at 1430 S LA BREA AVE Los Angeles, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Mixed‑use property with approx. 2,300 SF front commercial building plus approx. 600 SF rear residential unit; Front building configured as two separate units and currently occupied by residential tenants; Rear residential unit has alley access
