Built-Out Flex
For Sale
Contact for pricing
1655 Compton Ave, Los Angeles, CA 90021
Air-conditioned facility with a recording studio build-out, executive washroom, and shower.
Property Size2,480 SF
Price / SF$306.45
Days on Market136
Property Features for 1655 Compton Ave
General Information
Standard status
Active
Size
2,480 SF
Total Parking Spaces
3
Property subtype
Industrial
Zoning
M2-2
Occupancy
100%
Investment Type
Owner/User
Amenities
Executive Washroom w/Shower
Building Details
Year Built
1964
Tenancy
Single
Listing Agency:
Dornin Realty Company
(213) 627-0007
Listed By:
Mark Whitman · License #CA 00918875
Source:
Crexi
Added: Apr 17
Changed: Aug 30
Last Checked: Aug 30 at 8:14AM
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 Dornin Realty Company
Investment Insights
Based on property information with market context.
This flex space at 1655 Compton Ave in Los Angeles contains a completed recording studio build-out within a 2,480-square-foot facility. The property is fully air conditioned and includes an executive washroom with a shower. Built in 1964, the building is zoned M2-2.
The property is positioned near Los Angeles’ Arts District and Fashion District, with proximity to a freeway hub. Its existing studio configuration and completed interior improvements provide a defined commercial setup for continued recording-related use.
The property is positioned near Los Angeles’ Arts District and Fashion District, with proximity to a freeway hub. Its existing studio configuration and completed interior improvements provide a defined commercial setup for continued recording-related use.
Key Highlights
- 2,480‑square‑foot flex space
- Completed recording studio build‑out
- Fully air conditioned facility
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
$30,808
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
4.05%
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%
$616,160
$616.2K
Cap Rate 7%
$440,114
$440.1K
Cap Rate 9%
$342,311
$342.3K
Market Conditions
NOI Build-Up for 2,480 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
$47.0K $18.96/SF
− Vacancy
−$3.0K −$1.21/SF
EGI
$44.0K $17.75/SF
− OpEx
−$13.2K −$5.32/SF
NOI
$30.8K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$616,160
Cap Rate 7%
$440,114
Cap Rate 9%
$342,311
Alternative Uses
Best Use
Industrial
$440.1K
$385.1K – $513.5K
NOI $30,808 @ 7.0% cap · market cap 4.05%
Second Best
Flex RnD
$408.7K
$357.6K – $476.8K
NOI $28,607 @ 7.0% cap · market cap 3.76%
Theoretical Best
Multifamily LT 5
$50.24M
$43.96M – $58.62M
NOI $3,517,032 @ 7.0% cap · market cap 462.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,201
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90021, CA
5,192
Population
1,694
Households
3.1
Avg Household Size
46
Median Age
20%
College-Educated
64%
High-School Grad
2.0 sq mi
ZIP Area
2,596
Density / Sq Mi
$32,250
Median Household Income
$35,528
Median Earnings
$984
Median Rent
$1,075,800
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 - Air-conditioned facility with a recording studio build-out, executive washroom, and shower.
Where is this flex space located?
The property is located at 1655 Compton Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: 2,480‑square‑foot flex space; Completed recording studio build‑out; Fully air conditioned facility
