Mixed-Use Building with
For Sale
$1,800,000
1451 Malvern Ave, Los Angeles, CA 90006
Well-maintained commercial building with warehouse, offices, and apartment.
Property Size5,610 SF
Price / SF$320.86
Days on Market270
Property Features for 1451 Malvern Ave
General Information
Standard status
Active
Size
5,610 SF
Property subtype
Industrial
Building Details
Building Size
5,610 SF
Year Built
1956
Listing Agency:
Lee & Associates
(213) 290-3599
Listed By:
Sehyung Kim · License #CalDRE #01327276
(213) 290-3599
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 22
Last Checked: Aug 22 at 4:17AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This well-maintained mixed-use commercial building features creative open space, private offices, and conference rooms. It includes a concrete block warehouse with a roll-up door and a 2-bedroom, 1-bathroom apartment on the second floor. The property also offers gate-secured parking and a carport. Centrally located, it is in close proximity to South Park and USC. The apartment has a month-to-month tenant and can be vacated. The building's size is 5,610 square feet. Intended uses for the property include office and residential. Potential business uses include creative open space, private offices, and conference rooms.
Key Highlights
- Mixed‑use commercial building featuring creative open space, private offices, and conference rooms.
- Includes a 2‑bedroom/1‑bathroom apartment on the second floor.
- Concrete block warehouse with roll‑up door.
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
$113,603
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
6.31%
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%
$2,272,060
$2.3M
Cap Rate 7%
$1,622,900
$1.6M
Cap Rate 9%
$1,262,256
$1.3M
Market Conditions
NOI Build-Up for 5,610 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
$202.0K $36.00/SF
− Vacancy
−$20.2K −$3.60/SF
EGI
$181.8K $32.40/SF
− OpEx
−$68.2K −$12.15/SF
NOI
$113.6K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,272,060
Cap Rate 7%
$1,622,900
Cap Rate 9%
$1,262,256
Alternative Uses
Best Use
Apartment 5plus
$99.18M
$86.78M – $115.71M
NOI $6,942,678 @ 7.0% cap · market cap 385.70%
Second Best
Mixed Use
$1.62M
$1.42M – $1.89M
NOI $113,603 @ 7.0% cap · market cap 6.31%
Theoretical Best
Multifamily LT 5
$113.66M
$99.45M – $132.60M
NOI $7,955,866 @ 7.0% cap · market cap 441.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,276
Businesses Nearby
Explore this area
Business Placement
Demographics for 90006, CA
58,229
Population
21,475
Households
2.7
Avg Household Size
36
Median Age
22%
College-Educated
63%
High-School Grad
1.9 sq mi
ZIP Area
30,647
Density / Sq Mi
$49,847
Median Household Income
$31,645
Median Earnings
$1,396
Median Rent
$841,900
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Well-maintained commercial building with warehouse, offices, and apartment.
Where is this mixed-use property located?
The property is located at 1451 Malvern Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Mixed‑use commercial building featuring creative open space, private offices, and conference rooms.; Includes a 2‑bedroom/1‑bathroom apartment on the second floor.; Concrete block warehouse with roll‑up door.
