Creative Loft-Style
For Sale
Contact for pricing
2254 S Sepulveda Blvd, Los Angeles, CA 90064
Loft-style office with ground-level loading door, secured entry, private offices, open bullpen, kitchens, and restrooms.
Property Size10,610 SF
Price / SF$494.82
Days on Market409
Property Features for 2254 S Sepulveda Blvd
General Information
Standard status
Active
Size
10,610 SF
Property subtype
OFFICE
Additional Details
Business Included
No
Drive-In Doors
1
Amenities
secured entry
private offices
open bullpen area
kitchen/break areas
restrooms
storage area
Building Details
Construction
loft-style
Listing Agency:
The Altemus Company
(310) 478-7727
Listed By:
Justin Altemus
(310) 478-7729
Source:
Moodyscre
Added: Jul 31, 2025
Changed: Aug 15
Last Checked: Sep 12 at 10:46AM
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 The Altemus Company
Investment Insights
Based on property information with market context.
This creative loft-style office space is designed for flexible showroom or retail-style office use. The layout includes secured entry, 11 private offices, an open bullpen area, two kitchen/break areas, four restrooms, and a small storage area. All square footage is usable with no load factor.
The property also features a ground-level loading door, supporting day-to-day move-in and delivery needs.
Internally, the space combines multiple enclosed offices with a collaborative open area, along with dedicated break areas, additional restroom capacity, and included storage for operational practicality.
The property also features a ground-level loading door, supporting day-to-day move-in and delivery needs.
Internally, the space combines multiple enclosed offices with a collaborative open area, along with dedicated break areas, additional restroom capacity, and included storage for operational practicality.
Key Highlights
- Loft‑style office with secured entry and all square footage usable with no load factor
- Ground‑level loading door for deliveries and easy access
- 11 private offices plus open bullpen area for flexible work setups
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
$251,842
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
4.80%
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%
$5,036,840
$5.0M
Cap Rate 7%
$3,597,743
$3.6M
Cap Rate 9%
$2,798,244
$2.8M
Market Conditions
NOI Build-Up for 10,610 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
$412.5K $38.88/SF
− Vacancy
−$76.7K −$7.23/SF
EGI
$335.8K $31.65/SF
− OpEx
−$83.9K −$7.91/SF
NOI
$251.8K $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%
$5,036,840
Cap Rate 7%
$3,597,743
Cap Rate 9%
$2,798,244
Alternative Uses
Best Use
Office B
$3.60M
$3.15M – $4.20M
NOI $251,842 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$214.95M
$188.08M – $250.78M
NOI $15,046,656 @ 7.0% cap · market cap 286.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
4,855
Businesses Nearby
Explore this area
Business Placement
Demographics for 90064, CA
27,553
Population
12,897
Households
2.1
Avg Household Size
40
Median Age
71%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
7,447
Density / Sq Mi
$129,703
Median Household Income
$84,766
Median Earnings
$2,710
Median Rent
$1,746,800
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?
Creative space - Loft-style office with ground-level loading door, secured entry, private offices, open bullpen, kitchens, and restrooms.
Where is this creative space located?
The property is located at 2254 S Sepulveda Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: Loft‑style office with secured entry and all square footage usable with no load factor; Ground‑level loading door for deliveries and easy access; 11 private offices plus open bullpen area for flexible work setups
