Creative Compound For
For Sale
$10,500,000
2256 Barry Avenue, Los Angeles, CA 90064
Creative compound with approximately 20,782 square feet available for sale.
Property Size20,782 SF
Price / SF$505.24
Days on Market163
Property Features for 2256 Barry Avenue
General Information
Standard status
Active
Size
20,782 SF
Property subtype
Office
Building Details
Year Built
2005
Listing Agency:
(310) 899-2730
Listed By:
Brad McCoy
Source:
Lee-associates
Added: Mar 6
Changed: Jul 10
Last Checked: Aug 16 at 3:57AM
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 Brad McCoy
Investment Insights
Based on property information with market context.
A creative compound offering approximately 20,782 rentable square feet is available for sale.
Key Highlights
- 20,782 RSF Creative Compound
- Built in 2005
- For Sale
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
$493,287
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
4.70%
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%
$9,865,740
$9.9M
Cap Rate 7%
$7,046,957
$7.0M
Cap Rate 9%
$5,480,967
$5.5M
Market Conditions
NOI Build-Up for 20,782 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
$808.0K $38.88/SF
− Vacancy
−$150.3K −$7.23/SF
EGI
$657.7K $31.65/SF
− OpEx
−$164.4K −$7.91/SF
NOI
$493.3K $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%
$9,865,740
Cap Rate 7%
$7,046,957
Cap Rate 9%
$5,480,967
Alternative Uses
Best Use
Office B
$7.05M
$6.17M – $8.22M
NOI $493,287 @ 7.0% cap · market cap 4.70%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$421.03M
$368.40M – $491.20M
NOI $29,472,159 @ 7.0% cap · market cap 280.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,626
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 - Creative compound with approximately 20,782 square feet available for sale.
Where is this creative space located?
The property is located at 2256 Barry Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $10,500,000.
What are key features of this property?
This property features: 20,782 RSF Creative Compound; Built in 2005; For Sale
