Mixed-Use Building with Rooftop
New
For Sale
$15,500,000
2311 Cotner Ave, Los Angeles, CA 90064
Two-level improvements include foodservice, dining, cold storage, offices, and loading facilities.
Property Size23,054 SF
Price / SF$673.91
Days on Market2
Property Features for 2311 Cotner Ave
General Information
Standard status
Active
Size
23,054 SF
Total Parking Spaces
42
Property subtype
Commercial
Zoning
M2
Additional Details
Highway Access
Yes
Amenities
full foodservice kitchen
dining/bar area
cold storage
office space
loading dock
Building Details
Building Size
23,054 SF
Year Built
1969
Buildings
1
Stories
2
Listing Agency:
Keller Williams VIP Properties
Listed By:
Jeremy Gray · License #01435155
(661) 964-1600
Source:
Elliman
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 2 at 2:16AM
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 VIP Properties
Investment Insights
Based on property information with market context.
This two-level mixed-use property contains approximately 23,000 SF and was built in 1969. Its existing improvements include a commercial kitchen, dining and bar areas, cold storage, office space, and a loading dock with two doors. The building is expected to be vacant at closing. Gated rooftop parking provides 42 spaces, with additional leased parking across the street that may be assumed.
The property is zoned M2 and has direct access to the I-405 northbound on-ramp. An existing Verizon cell tower lease provides an additional income component. The Metro E Line and the I-405/I-10 interchange are also nearby.
The property is zoned M2 and has direct access to the I-405 northbound on-ramp. An existing Verizon cell tower lease provides an additional income component. The Metro E Line and the I-405/I-10 interchange are also nearby.
Key Highlights
- Two‑level building with approximately 23,000 SF
- M2 zoning
- Foodservice kitchen, dining and bar areas, cold storage, and office space
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
$533,765
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
3.44%
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%
$10,675,300
$10.7M
Cap Rate 7%
$7,625,214
$7.6M
Cap Rate 9%
$5,930,722
$5.9M
Market Conditions
NOI Build-Up for 23,000 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
$850.1K $36.96/SF
− Vacancy
−$87.6K −$3.81/SF
EGI
$762.5K $33.15/SF
− OpEx
−$228.8K −$9.95/SF
NOI
$533.8K $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%
$10,675,300
Cap Rate 7%
$7,625,214
Cap Rate 9%
$5,930,722
Alternative Uses
Best Use
Retail
$7.63M
$6.67M – $8.90M
NOI $533,765 @ 7.0% cap · market cap 3.44%
Second Best
Mixed Use
$6.65M
$5.82M – $7.76M
NOI $465,750 @ 7.0% cap · market cap 3.00%
Theoretical Best
Multifamily LT 5
$465.97M
$407.72M – $543.63M
NOI $32,617,633 @ 7.0% cap · market cap 210.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,492
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
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level improvements include foodservice, dining, cold storage, offices, and loading facilities.
Where is this mixed-use property located?
The property is located at 2311 Cotner Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $15,500,000.
What are key features of this property?
This property features: Two‑level building with approximately 23,000 SF; M2 zoning; Foodservice kitchen, dining and bar areas, cold storage, and office space
