Converted Building with Show
For Sale
Contact for pricing
1446 E Washington Blvd, Los Angeles, CA
Live/Work/Office space with enclosed rear yard and unique features.
Property Size3,780 SF
Lot Size0.13 Acres
Price / SF$370.37
Days on Market1426
Property Features for 1446 E Washington Blvd
General Information
Standard status
Active
Size
3,780 SF
Lot size
0.13 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Savills
(213) 553-3800
Listed By:
Joe Dimola · License #01944494
(845) 558-9899
Source:
Moodyscre
Added: Oct 18, 2022
Changed: Sep 5
Last Checked: Sep 12 at 5:46AM
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 Savills
Investment Insights
Based on property information with market context.
This 3,780 square foot property has been converted into an immaculate show space, offering live/work/office potential. The building features exposed brick walls with a bow truss wood roof. A 2,025 square foot enclosed and finished rear yard is included. Interior amenities include a shower, kitchen, pool, and fireplace. The property is located on E Washington Blvd in Los Angeles, CA.
Key Highlights
- 2,025 SF Enclosed and Finished Rear Yard
- Live/Work/Office Potential
- Building Converted to Immaculate Show Space
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
$89,723
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
6.41%
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%
$1,794,460
$1.8M
Cap Rate 7%
$1,281,757
$1.3M
Cap Rate 9%
$996,922
$996.9K
Market Conditions
NOI Build-Up for 3,780 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
$147.0K $38.88/SF
− Vacancy
−$27.3K −$7.23/SF
EGI
$119.6K $31.65/SF
− OpEx
−$29.9K −$7.91/SF
NOI
$89.7K $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%
$1,794,460
Cap Rate 7%
$1,281,757
Cap Rate 9%
$996,922
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.50M
NOI $89,723 @ 7.0% cap · market cap 6.41%
Second Best
Mixed Use
$1.09M
$956.8K – $1.28M
NOI $76,545 @ 7.0% cap · market cap 5.47%
Theoretical Best
Multifamily LT 5
$76.58M
$67.01M – $89.34M
NOI $5,360,637 @ 7.0% cap · market cap 382.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,382
Businesses Nearby
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Live-work space - Live/Work/Office space with enclosed rear yard and unique features.
Where is this live-work space located?
The property is located at 1446 E Washington Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 2,025 SF Enclosed and Finished Rear Yard; Live/Work/Office Potential; Building Converted to Immaculate Show Space
