West Side LA Office
For Sale
$7,995,000
2140 Cotner Avenue, Los Angeles, CA 90025
Four-story office building with high visibility and income potential.
Property Size15,923 SF
Price / SF$502.10
Days on Market106
Property Features for 2140 Cotner Avenue
General Information
Standard status
Active
Size
15,923 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1990
Listing Agency:
Keller Williams Luxury
(818) 231-1230
Listed By:
Scott Mullen · License #02030393
(818) 231-1230
Source:
Exitrealty
Added: May 16
Changed: Aug 25
Last Checked: Aug 29 at 6:42AM
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 Keller Williams Luxury
Investment Insights
Based on property information with market context.
This 15,923 square-foot office building presents an opportunity for owner/users, developers, and investors. The property is located on the West Side of Los Angeles, at the corner of Olympic and Cotner, running parallel and directly adjacent to the I-405 freeway. The building features four stories, including three floors and a mezzanine, with existing build-out. Subterranean parking provides 34 spaces. The property benefits from M2 zoning and direct visibility from the I-405 freeway. An existing cell tower lease is included, generating monthly income. The high-profile visibility allows for branding with signage or the potential to sell sign space. The location has a walk score of 89, indicating it is very walkable, a bike score of 77, indicating it is very bikeable, and a transit score of 65, indicating good transit options.
Key Highlights
- Premium West Side LA location with direct visibility from I‑405
- M2 Zoning offering diverse development and usage possibilities
- Existing cell tower lease provides significant monthly income
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
$377,952
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
4.73%
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%
$7,559,040
$7.6M
Cap Rate 7%
$5,399,314
$5.4M
Cap Rate 9%
$4,199,467
$4.2M
Market Conditions
NOI Build-Up for 15,923 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
$619.1K $38.88/SF
− Vacancy
−$115.2K −$7.23/SF
EGI
$503.9K $31.65/SF
− OpEx
−$126.0K −$7.91/SF
NOI
$378.0K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /SF/Yr
Expense Ratio
25.00%
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%
$7,559,040
Cap Rate 7%
$5,399,314
Cap Rate 9%
$4,199,467
Alternative Uses
Best Use
Office B
$5.40M
$4.72M – $6.30M
NOI $377,952 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$322.59M
$282.27M – $376.36M
NOI $22,581,329 @ 7.0% cap · market cap 282.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,597
Businesses Nearby
Explore this area
Business Placement
Demographics for 90025, CA
45,466
Population
24,965
Households
1.8
Avg Household Size
36
Median Age
70%
College-Educated
95%
High-School Grad
2.6 sq mi
ZIP Area
17,487
Density / Sq Mi
$104,627
Median Household Income
$70,713
Median Earnings
$2,465
Median Rent
$1,081,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Four-story office building with high visibility and income potential.
Where is this office building located?
The property is located at 2140 Cotner Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $7,995,000.
What are key features of this property?
This property features: Premium West Side LA location with direct visibility from I‑405; M2 Zoning offering diverse development and usage possibilities; Existing cell tower lease provides significant monthly income
