Industrial Creative Flex
For Sale
Contact for pricing
170 E Jefferson Boulevard, Los Angeles, CA 90011
Located east of USC near Exposition Park, the LA Memorial Coliseum, BMO Stadium, and the Lucas Museum.
Property Size15,650 SF
Price / SF$316.29
Days on Market129
Property Features for 170 E Jefferson Boulevard
General Information
Standard status
Active
Size
15,650 SF
Total Parking Spaces
12
Property subtype
Industrial, Office
Zoning
Light Manufacturing (LA M1-1-CPIO)
Investment Type
Owner/User
Building Details
Year Built
1924
Year Renovated
2014
Buildings
1
Stories
1
Listing Agency:
Seth Polen Real Estate
Listed By:
Seth Polen · License #CA DRE# 01133279
Source:
Crexi
Added: Apr 24
Changed: Aug 29
Last Checked: Jul 18 at 2:30AM
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 Seth Polen Real Estate
Investment Insights
Based on property information with market context.
This industrial and creative flex building is located at 170 E. Jefferson Blvd in Los Angeles. The property is positioned just east of USC, placing it near Exposition Park and several prominent cultural, educational, and sports destinations.
Nearby venues and institutions include the LA Memorial Coliseum, BMO Stadium, home of LAFC, and the Lucas Museum of Narrative Art. The surrounding context combines university activity, cultural attractions, and commercial uses within the Los Angeles market.
Nearby venues and institutions include the LA Memorial Coliseum, BMO Stadium, home of LAFC, and the Lucas Museum of Narrative Art. The surrounding context combines university activity, cultural attractions, and commercial uses within the Los Angeles market.
Key Highlights
- Industrial and creative flex building at 170 E. Jefferson Blvd
- Located just east of USC
- Near Exposition Park and the LA Memorial Coliseum
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
$194,414
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
3.93%
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%
$3,888,280
$3.9M
Cap Rate 7%
$2,777,343
$2.8M
Cap Rate 9%
$2,160,156
$2.2M
Market Conditions
NOI Build-Up for 15,650 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
$296.7K $18.96/SF
− Vacancy
−$19.0K −$1.21/SF
EGI
$277.7K $17.75/SF
− OpEx
−$83.3K −$5.32/SF
NOI
$194.4K $12.42/SF
Area
ZIP 90011
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%
$3,888,280
Cap Rate 7%
$2,777,343
Cap Rate 9%
$2,160,156
Alternative Uses
Best Use
Industrial
$2.78M
$2.43M – $3.24M
NOI $194,414 @ 7.0% cap · market cap 3.93%
Second Best
Flex RnD
$2.58M
$2.26M – $3.01M
NOI $180,527 @ 7.0% cap · market cap 3.65%
Theoretical Best
Multifamily LT 5
$317.06M
$277.43M – $369.90M
NOI $22,194,172 @ 7.0% cap · market cap 448.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,368
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90011, CA
102,308
Population
25,119
Households
4.1
Avg Household Size
30
Median Age
6%
College-Educated
43%
High-School Grad
4.3 sq mi
ZIP Area
23,793
Density / Sq Mi
$53,781
Median Household Income
$27,889
Median Earnings
$1,497
Median Rent
$575,200
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 - Located east of USC near Exposition Park, the LA Memorial Coliseum, BMO Stadium, and the Lucas Museum.
Where is this flex space located?
The property is located at 170 E Jefferson Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: Industrial and creative flex building at 170 E. Jefferson Blvd; Located just east of USC; Near Exposition Park and the LA Memorial Coliseum
