Mixed-Use Building For
For Sale
Contact for pricing
160-166 W Pico Blvd, Los Angeles, CA 90015
Mixed-use building available for sale with seller carry financing terms, offering flexible purchase structure.
Property Size22,500 SF
Price / SF$293.33
Days on Market227
Property Features for 160-166 W Pico Blvd
General Information
Standard status
Active
Size
22,500 SF
Property subtype
RETAIL
Listing Agency:
Daum Commercial
(213) 626-9101
Listed By:
David Muir · License #01210653
(213) 270-2244
Source:
Moodyscre
Added: Jan 29
Changed: Sep 10
Last Checked: Sep 13 at 5:28AM
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 Daum Commercial
Investment Insights
Based on property information with market context.
This mixed-use building is available for sale. The property is listed at 22,500 square feet and is offered under a seller carry structure that includes a $3,100,000 down payment with interest-only financing of $3,500,000 at 6%, due in 60 months.
The building is located at 160–166 W Pico Blvd in Los Angeles, California 90015.
The offering is best suited for buyers seeking a mixed-use asset and a financing structure that is specifically described as interest-only with a balloon due date.
The building is located at 160–166 W Pico Blvd in Los Angeles, California 90015.
The offering is best suited for buyers seeking a mixed-use asset and a financing structure that is specifically described as interest-only with a balloon due date.
Key Highlights
- Mixed‑use building for sale.
- Seller financing available: $3,100,000 down payment with seller carry for $3,500,000 at 6% interest‑only for 60 months.
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
$455,625
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
6.90%
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%
$9,112,500
$9.1M
Cap Rate 7%
$6,508,929
$6.5M
Cap Rate 9%
$5,062,500
$5.1M
Market Conditions
NOI Build-Up for 22,500 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
$810.0K $36.00/SF
− Vacancy
−$81.0K −$3.60/SF
EGI
$729.0K $32.40/SF
− OpEx
−$273.4K −$12.15/SF
NOI
$455.6K $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%
$9,112,500
Cap Rate 7%
$6,508,929
Cap Rate 9%
$5,062,500
Alternative Uses
Best Use
Mixed Use
$6.51M
$5.70M – $7.59M
NOI $455,625 @ 7.0% cap · market cap 6.90%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$455.84M
$398.86M – $531.81M
NOI $31,908,554 @ 7.0% cap · market cap 483.46%
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
12,508
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building available for sale with seller carry financing terms, offering flexible purchase structure.
Where is this mixed-use property located?
The property is located at 160-166 W Pico Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $6,600,000.
What are key features of this property?
This property features: Mixed‑use building for sale.; Seller financing available: $3,100,000 down payment with seller carry for $3,500,000 at 6% interest‑only for 60 months.
