Mixed-Use Live-Work Building with
For Sale
$974,800
2517 Beverly Boulevard, Montebello, CA 90640
Street-level commercial space plus an updated 2-bedroom residence, complemented by secure gated parking up to nine spaces.
Property Size2,850 SF
Lot Size0.12 Acres
Price / SF$342.04
Days on Market69
Property Features for 2517 Beverly Boulevard
General Information
Standard status
Active
Size
2,850 SF
Total Parking Spaces
9
Lot size
0.12 Acres
Property subtype
General Commercial
Site & Location
Traffic Count
25,000 vehicles/day
Fenced Yard
Yes
Amenities
Central Air
3
9 Parking Spaces.
Rectangular
Public Transport, Rectangular.
Building Details
Year Built
1964
Stories
2
Listing Agency:
Keller Williams SELA
(562) 334-1500
Listed By:
Jennifer Avellan · License #01468000
Source:
Xome
Added: Jun 4
Changed: Aug 8
Last Checked: Aug 11 at 5:01AM
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 SELA
Investment Insights
Based on property information with market context.
2517 W Beverly Boulevard is a mixed-use live-work property with street-level commercial space and an updated upper-level 2-bedroom, 1-bath residence. The residential unit includes modern finishes, washer/dryer hookups, and a private patio. Recent improvements reported for the property include updated electrical, dual-pane windows, newer HVAC systems, and a newer roof with a transferable warranty.
An adjacent vacant parcel is set up as a secure, gated parking lot with front and rear access. The parking area is described as having approximately 2,608 sq. ft., recently repaved, providing up to nine spaces for customers or the owner. The offering notes about 25K vehicles per day (ADT) along Beverly Blvd and placement just west of Garfield Ave, supporting strong exposure along Beverly Blvd.
The property is listed as approximately 2,850 sq. ft., with total usable land noted at approximately 5,294 sq. ft., combining the building site and the parking parcel.
An adjacent vacant parcel is set up as a secure, gated parking lot with front and rear access. The parking area is described as having approximately 2,608 sq. ft., recently repaved, providing up to nine spaces for customers or the owner. The offering notes about 25K vehicles per day (ADT) along Beverly Blvd and placement just west of Garfield Ave, supporting strong exposure along Beverly Blvd.
The property is listed as approximately 2,850 sq. ft., with total usable land noted at approximately 5,294 sq. ft., combining the building site and the parking parcel.
Key Highlights
- Mixed‑use building with street‑level commercial space and an updated 2‑bedroom, 1‑bath residence on the upper level
- Recent improvements include updated electrical, dual‑pane windows, newer HVAC systems, and a newer roof with transferable warranty
- Central air cooling; heating listed as '3' (system details not provided)
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
$63,055
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
6.47%
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%
$1,261,100
$1.3M
Cap Rate 7%
$900,786
$900.8K
Cap Rate 9%
$700,611
$700.6K
Market Conditions
NOI Build-Up for 2,850 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
$96.4K $33.84/SF
− Vacancy
−$6.4K −$2.23/SF
EGI
$90.1K $31.61/SF
− OpEx
−$27.0K −$9.48/SF
NOI
$63.1K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,261,100
Cap Rate 7%
$900,786
Cap Rate 9%
$700,611
Alternative Uses
Best Use
Retail
$900.8K
$788.2K – $1.05M
NOI $63,055 @ 7.0% cap · market cap 6.47%
Second Best
Office B
$890.0K
$778.7K – $1.04M
NOI $62,299 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,812 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 90640, CA
62,678
Population
20,438
Households
3.1
Avg Household Size
38
Median Age
22%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
7,552
Density / Sq Mi
$74,833
Median Household Income
$37,983
Median Earnings
$1,771
Median Rent
$660,600
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?
Live-work space - Street-level commercial space plus an updated 2-bedroom residence, complemented by secure gated parking up to nine spaces.
Where is this live-work space located?
The property is located at 2517 Beverly Boulevard Montebello, CA.
What is the asking price?
The asking price for this property is $974,800.
What are key features of this property?
This property features: Mixed‑use building with street‑level commercial space and an updated 2‑bedroom, 1‑bath residence on the upper level; Recent improvements include updated electrical, dual‑pane windows, newer HVAC systems, and a newer roof with transferable warranty; Central air cooling; heating listed as '3' (system details not provided)
