Open-Layout Flex
For Sale
$450,000
1458 San Pedro Street Unit 114, Los Angeles, CA 90015
Versatile commercial condo with direct I-10 access and street-facing exposure for office, showroom, retail, or light manufacturing use.
Property Size970 SF
Price / SF$463.92
Days on Market210
Property Features for 1458 San Pedro Street Unit 114
General Information
Standard status
Active
Size
970 SF
Total Parking Spaces
3
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Three-Phase Power
Yes
Amenities
Electric
3
LAM2
3 Parking Spaces.
Building Details
Year Built
2007
Listing Agency:
Daham Realty Group, Inc
(310) 800-5662
Listed By:
Hoon Kim
Source:
Xome
Added: Feb 2
Changed: Aug 30
Last Checked: Aug 30 at 10:51PM
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 Daham Realty Group, Inc
Investment Insights
Based on property information with market context.
This 970-square-foot flex space is configured as a retail condominium with an open interior layout and street exposure. The property includes three parking spaces and was built in 2007. Its flexible format can accommodate creative office, showroom, wholesale or retail operations, and light manufacturing, subject to applicable requirements.
Located at 1458 San Pedro Street, Unit 114, the property has direct access to I-10. The listed LAM2 designation and electric interior service are additional property characteristics. The space may also suit apparel, beauty, and specialty retail businesses seeking a visible commercial setting.
Located at 1458 San Pedro Street, Unit 114, the property has direct access to I-10. The listed LAM2 designation and electric interior service are additional property characteristics. The space may also suit apparel, beauty, and specialty retail businesses seeking a visible commercial setting.
Key Highlights
- 970‑square‑foot flex space with an open interior layout
- Three parking spaces included
- Direct access to I‑10
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
$22,511
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
5.00%
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%
$450,220
$450.2K
Cap Rate 7%
$321,586
$321.6K
Cap Rate 9%
$250,122
$250.1K
Market Conditions
NOI Build-Up for 970 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
$35.9K $36.96/SF
− Vacancy
−$3.7K −$3.81/SF
EGI
$32.2K $33.15/SF
− OpEx
−$9.6K −$9.95/SF
NOI
$22.5K $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%
$450,220
Cap Rate 7%
$321,586
Cap Rate 9%
$250,122
Alternative Uses
Best Use
Retail
$321.6K
$281.4K – $375.2K
NOI $22,511 @ 7.0% cap · market cap 5.00%
Second Best
Industrial
$172.1K
$150.6K – $200.8K
NOI $12,050 @ 7.0% cap · market cap 2.68%
Theoretical Best
Multifamily LT 5
$19.65M
$17.20M – $22.93M
NOI $1,375,613 @ 7.0% cap · market cap 305.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
8,773
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90015, CA
27,324
Population
14,635
Households
1.9
Avg Household Size
34
Median Age
48%
College-Educated
79%
High-School Grad
1.7 sq mi
ZIP Area
16,073
Density / Sq Mi
$63,211
Median Household Income
$47,819
Median Earnings
$2,385
Median Rent
$1,000,800
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?
Flex space - Versatile commercial condo with direct I-10 access and street-facing exposure for office, showroom, retail, or light manufacturing use.
Where is this flex space located?
The property is located at 1458 San Pedro Street Unit 114 Los Angeles, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 970‑square‑foot flex space with an open interior layout; Three parking spaces included; Direct access to I‑10
