Retail and Creative Office
For Sale
$599,000
2734 N Eastern Ave, Los Angeles, CA 90032
Recently renovated two-tenant building with a leased coffee shop and a vacant creative office/retail suite on C4-zoned land.
Property Size840 SF
Lot Size0.05 Acres
Price / SF$713.10
Days on Market53
Property Features for 2734 N Eastern Ave
General Information
Standard status
Active
Size
840 SF
Lot size
0.05 Acres
Zoning
[Q]C4-1XL
Building Details
Year Renovated
2023
Tenancy
Multi
Listing Agency:
eXp Commercial
(818) 433-0548
Listed By:
Karl Markarian · License #01932970
(818) 433-0548
Source:
Expcommercial
Added: Jun 20
Changed: Aug 8
Last Checked: Aug 11 at 4:39AM
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 eXp Commercial
Investment Insights
Based on property information with market context.
2734 N. Eastern Avenue is a recently renovated retail and creative office property configured as a two-tenant building. The improvements are approximately 840 square feet on a 2,178-square-foot parcel and were remodeled in 2023. One unit is leased as a coffee shop, providing in-place income, while the second unit is vacant and suited for a creative office/retail use, supporting an owner-user or boutique operator. The property is described as owner-user and investment friendly, with operational flexibility alongside existing occupancy.
The site is located along an active commercial corridor in the El Sereno submarket of Los Angeles. The property is positioned between Downtown Los Angeles and the San Gabriel Valley, with convenient access to nearby employment centers and surrounding communities including Highland Park, South Pasadena, Alhambra, Monterey Park, Lincoln Heights, and Boyle Heights. The parcel is identified as favorable C4 Neighborhood Commercial zoning.
For tenants and buyers, the configuration supports multiple business types, including a creative studio, service-oriented business, professional office, or retail concept requiring a dedicated space. The improvements are described as occupying only a portion of the parcel, creating potential for future expansion or additional development options, subject to buyer verification and municipal approvals. With an existing leased component and a vacant suite, the property also offers a practical pathway to offset occupancy costs while customizing the remaining space to an operator’s needs.
The site is located along an active commercial corridor in the El Sereno submarket of Los Angeles. The property is positioned between Downtown Los Angeles and the San Gabriel Valley, with convenient access to nearby employment centers and surrounding communities including Highland Park, South Pasadena, Alhambra, Monterey Park, Lincoln Heights, and Boyle Heights. The parcel is identified as favorable C4 Neighborhood Commercial zoning.
For tenants and buyers, the configuration supports multiple business types, including a creative studio, service-oriented business, professional office, or retail concept requiring a dedicated space. The improvements are described as occupying only a portion of the parcel, creating potential for future expansion or additional development options, subject to buyer verification and municipal approvals. With an existing leased component and a vacant suite, the property also offers a practical pathway to offset occupancy costs while customizing the remaining space to an operator’s needs.
Key Highlights
- Recently remodeled 2023 retail and creative office property configured as a two‑tenant building
- Leased coffee shop provides in‑place passive income; second space is currently vacant for an owner‑user or business
- Approx. 840 SF of commercial improvements on a 2,178 SF parcel
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
$22,749
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
3.80%
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%
$454,980
$455.0K
Cap Rate 7%
$324,986
$325.0K
Cap Rate 9%
$252,767
$252.8K
Market Conditions
NOI Build-Up for 840 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
$31.0K $36.96/SF
− Vacancy
−$714 −$0.85/SF
EGI
$30.3K $36.11/SF
− OpEx
−$7.6K −$9.03/SF
NOI
$22.7K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$454,980
Cap Rate 7%
$324,986
Cap Rate 9%
$252,767
Alternative Uses
Best Use
Specialty Retail
$325.0K
$284.4K – $379.2K
NOI $22,749 @ 7.0% cap · market cap 3.80%
Second Best
Office B
$284.8K
$249.2K – $332.3K
NOI $19,938 @ 7.0% cap · market cap 3.33%
Theoretical Best
Multifamily LT 5
$17.02M
$14.89M – $19.85M
NOI $1,191,253 @ 7.0% cap · market cap 198.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
726
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90032, CA
43,506
Population
14,139
Households
3.1
Avg Household Size
37
Median Age
25%
College-Educated
71%
High-School Grad
4.8 sq mi
ZIP Area
9,064
Density / Sq Mi
$81,563
Median Household Income
$38,223
Median Earnings
$1,571
Median Rent
$780,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Valley Food Liquor — 5474 Valley Blvd, Los Angeles, CA 90032
- Holy Grounds Coffee and Tea — 5371 Alhambra Ave, Los Angeles, CA 90032
- lil’East Coffee — 2734 N Eastern Ave unit b, Los Angeles, CA 90032
- CSULA Dining Commons — Paseo Rancho Castilla, Los Angeles, CA 90032
- Su Merced Casa de Cafe — 5196 Alhambra Ave, Los Angeles, CA 90032
Frequently Asked Questions
What type of property is this?
Coffee shop - Recently renovated two-tenant building with a leased coffee shop and a vacant creative office/retail suite on C4-zoned land.
Where is this coffee shop located?
The property is located at 2734 N Eastern Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Recently remodeled 2023 retail and creative office property configured as a two‑tenant building; Leased coffee shop provides in‑place passive income; second space is currently vacant for an owner‑user or business; Approx. 840 SF of commercial improvements on a 2,178 SF parcel
