I-10 Frontage Industrial
For Sale
Contact for pricing
1760 E 15th St, Los Angeles, CA 90021
Warehouse property with freeway frontage, fenced and paved yard, and scheduled 2026 renovation.
Property Size16,353 SF
Price / SF$239
Days on Market91
Property Features for 1760 E 15th St
General Information
Standard status
Active
Size
16,353 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Listing Agency:
Lee & Associates
(626) 622-9770
Listed By:
Tai Ngo · License #01779172
(626) 622-9770
Source:
Moodyscre
Added: May 11
Changed: Aug 8
Last Checked: Aug 9 at 11:58AM
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 industrial warehouse offers direct I-10 visibility with immediate freeway access for efficient inbound and outbound operations. The property includes a fenced and paved area suitable for secure parking or staging, and is scheduled for a 2026 renovation.
With freeway frontage providing instant on/off access from the 10 South, the site is positioned for strong traffic exposure. The remarks also note proximity to the Arts District and Fashion District.
For buyers seeking a warehouse with a secured, paved exterior area and transportation convenience, this is a practical infill industrial option with planned renovation coming in 2026.
With freeway frontage providing instant on/off access from the 10 South, the site is positioned for strong traffic exposure. The remarks also note proximity to the Arts District and Fashion District.
For buyers seeking a warehouse with a secured, paved exterior area and transportation convenience, this is a practical infill industrial option with planned renovation coming in 2026.
Key Highlights
- I‑10 freeway frontage with immediate visibility from the I‑10 south
- Instant on/off freeway access
- Fenced and paved lot for secure parking or staging
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
$246,678
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%
$4,933,560
$4.9M
Cap Rate 7%
$3,523,971
$3.5M
Cap Rate 9%
$2,740,867
$2.7M
Market Conditions
NOI Build-Up for 16,353 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
$310.1K $18.96/SF
− Vacancy
−$19.8K −$1.21/SF
EGI
$290.2K $17.75/SF
− OpEx
−$43.5K −$2.66/SF
NOI
$246.7K $15.08/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
15.00%
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%
$4,933,560
Cap Rate 7%
$3,523,971
Cap Rate 9%
$2,740,867
Alternative Uses
Best Use
Warehouse
$3.52M
$3.08M – $4.11M
NOI $246,678 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$331.30M
$289.89M – $386.52M
NOI $23,191,137 @ 7.0% cap · market cap 593.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,611
Businesses Nearby
Well-served
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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- Goodyear Produce Inc. — 2640 E Washington Blvd, Los Angeles, CA 90021
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse property with freeway frontage, fenced and paved yard, and scheduled 2026 renovation.
Where is this warehouse located?
The property is located at 1760 E 15th St Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,908,367.
What are key features of this property?
This property features: I‑10 freeway frontage with immediate visibility from the I‑10 south; Instant on/off freeway access; Fenced and paved lot for secure parking or staging
