Two-Building Retail Portfolio for
For Sale
Contact for pricing
1850-1858 E 1st St, Los Angeles, CA 90033
Two retail buildings on two lots, offered together for a combined site size of 14,001 SF.
Property Size9,500 SF
Lot Size0.32 Acres
Price / SF$399.47
Days on Market98
Property Features for 1850-1858 E 1st St
General Information
Standard status
Active
Size
9,500 SF
Lot size
0.32 Acres
Property subtype
RETAIL
Listing Agency:
CBRE - Downtown Los Angeles
(213) 613-3333
Listed By:
Derrick Moore · License #1029938
(626) 676-7003
Source:
Moodyscre
Added: Jun 16
Changed: Sep 10
Last Checked: Sep 20 at 9:15AM
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 CBRE - Downtown Los Angeles
Investment Insights
Based on property information with market context.
This offering presents two retail buildings for sale on two separate lots, combined as a single purchase opportunity. The property totals 14,001 SF of retail space and is presented as a combined portfolio rather than individual standalone assets.
The buildings are located at 1850-1858 E 1st St in Los Angeles, CA 90033. The site is set up across two lots, which can be helpful for ownership and operational planning when operating multiple retail components under one ownership structure.
For prospective buyers and tenant/buyer groups seeking retail-oriented real estate, this configuration provides flexibility to consider how the combined space may fit within an operator’s portfolio. The property is positioned specifically as retail, making it a straightforward match for users looking for a retail-focused asset and for investors evaluating a two-building setup under one ownership. Interested parties should review the details of each building and lot as part of their due diligence to confirm how the combined layout aligns with their leasing, operation, or ownership objectives.
The buildings are located at 1850-1858 E 1st St in Los Angeles, CA 90033. The site is set up across two lots, which can be helpful for ownership and operational planning when operating multiple retail components under one ownership structure.
For prospective buyers and tenant/buyer groups seeking retail-oriented real estate, this configuration provides flexibility to consider how the combined space may fit within an operator’s portfolio. The property is positioned specifically as retail, making it a straightforward match for users looking for a retail-focused asset and for investors evaluating a two-building setup under one ownership. Interested parties should review the details of each building and lot as part of their due diligence to confirm how the combined layout aligns with their leasing, operation, or ownership objectives.
Key Highlights
- Two retail buildings for sale on two lots, offered together.
- Combined size: 14,001 SF across the two buildings.
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
$220,468
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
5.81%
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%
$4,409,360
$4.4M
Cap Rate 7%
$3,149,543
$3.1M
Cap Rate 9%
$2,449,644
$2.4M
Market Conditions
NOI Build-Up for 9,500 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
$351.1K $36.96/SF
− Vacancy
−$36.2K −$3.81/SF
EGI
$315.0K $33.15/SF
− OpEx
−$94.5K −$9.95/SF
NOI
$220.5K $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%
$4,409,360
Cap Rate 7%
$3,149,543
Cap Rate 9%
$2,449,644
Alternative Uses
Best Use
Retail
$3.15M
$2.76M – $3.67M
NOI $220,468 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$192.46M
$168.41M – $224.54M
NOI $13,472,501 @ 7.0% cap · market cap 355.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,194
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90033, CA
46,081
Population
13,874
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
54%
High-School Grad
3.3 sq mi
ZIP Area
13,964
Density / Sq Mi
$56,001
Median Household Income
$29,600
Median Earnings
$1,391
Median Rent
$669,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two retail buildings on two lots, offered together for a combined site size of 14,001 SF.
Where is this storefront property located?
The property is located at 1850-1858 E 1st St Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,795,000.
What are key features of this property?
This property features: Two retail buildings for sale on two lots, offered together.; Combined size: 14,001 SF across the two buildings.
