Boyle Heights Industrial Corner
For Sale
$1,200,000
3109 E 11th Street, Los Angeles, CA 90023
5,410 SF building in Boyle Heights industrial area.
Property Size5,410 SF
Price / SF$221.81
Days on Market492
Property Features for 3109 E 11th Street
General Information
Standard status
Active
Size
5,410 SF
Building Details
Year Built
1954
Listing Agency:
ED KOENIG IRE
Listed By:
EDGAR KOENIG
Source:
Corcoran
Added: Apr 27, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 ED KOENIG IRE
Investment Insights
Based on property information with market context.
Located in the Boyle Heights industrial area, this 5,410 square foot building is positioned at the corner of 11th Street and Dakota Street. The property is suited for an owner-user and currently houses a Transmission Shop specializing in rebuilding transmissions; the lease is set to expire in August 2025. The interior includes approximately 500 square feet of office space and a restroom, with the remaining area configured as warehouse/workshop space. The building features three roll-up doors, with two facing 11th Street and one facing the alleyway. The expansive lot provides ample storage space and off-street parking. The property is close to major transit routes and offers alley access. Potential uses include manufacturing, machine shop, printing, or storage. The building has three-phase electric power, which is to be verified by the buyer. It has rollup doors of 8’ and 10’. The adjacent building, located at 3100 E Olympic Blvd across from the alleyway, is also available for purchase.
Key Highlights
- Ideal for owner‑user in the Boyle Heights industrial area.
- Expansive lot provides ample storage space and off‑street parking.
- Three roll‑up doors (two facing 11th Street) for versatile access.
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
$81,608
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
6.80%
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%
$1,632,160
$1.6M
Cap Rate 7%
$1,165,829
$1.2M
Cap Rate 9%
$906,756
$906.8K
Market Conditions
NOI Build-Up for 5,410 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
$102.6K $18.96/SF
− Vacancy
−$6.6K −$1.21/SF
EGI
$96.0K $17.75/SF
− OpEx
−$14.4K −$2.66/SF
NOI
$81.6K $15.08/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
15.00%
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%
$1,632,160
Cap Rate 7%
$1,165,829
Cap Rate 9%
$906,756
Alternative Uses
Best Use
Retail
$1.79M
$1.57M – $2.09M
NOI $125,551 @ 7.0% cap · market cap 10.46%
Second Best
Warehouse
$1.17M
$1.02M – $1.36M
NOI $81,608 @ 7.0% cap · market cap 6.80%
Theoretical Best
Multifamily LT 5
$109.60M
$95.90M – $127.87M
NOI $7,672,235 @ 7.0% cap · market cap 639.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,390
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90023, CA
45,939
Population
12,319
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
53%
High-School Grad
4.3 sq mi
ZIP Area
10,683
Density / Sq Mi
$56,623
Median Household Income
$30,967
Median Earnings
$1,414
Median Rent
$617,600
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 5,410 SF building in Boyle Heights industrial area.
Where is this warehouse located?
The property is located at 3109 E 11th Street Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Ideal for owner‑user in the Boyle Heights industrial area.; Expansive lot provides ample storage space and off‑street parking.; Three roll‑up doors (two facing 11th Street) for versatile access.
