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    Los Angeles Mixed-Use Investment Opportunity Title is generated by Realmo AI

    3304 Pepper Avenue, Los Angeles, CA 90065

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    Claim this Listing
    Pending
    $850,000

    Commercial/Residential - Los Angeles, CA

    Property size:
    7,632 SF
    Lot size:
    5,621.00 Acres
    Added:
    Dec 8, 2025
    Days on Market:
    158
    Last Refresh:
    May 15 at 9:06 pm

    Property Features for 3304 Pepper Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    LARD2
    Bedrooms
    9
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Exterior features
    Community Features Included: Street Lights, Sidewalks, Corner Lot
    Standard status
    Pending
    APN
    5453016001
    Size
    7,632 SF
    Lot size
    5,621.00 Acres

    Building Details

    Year built
    1914
    Floors in Building
    2
    Number of units
    7
    Architectural style
    Other

    We can help!

    Listing Contact
    Manuel Fierros

    Listing agent Manuel Fierros License #01925599

    Listing office Ontrak Real Estate 14522 Whittier Blvd, whittier, CA

    Listing date Dec 8, 2025

    MLS# PW25272591 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Significant income potential from a multi‑use property.
    • Prime location in the rapidly growing Cypress Park neighborhood.
    • Two commercial units at street level with excellent visibility and foot traffic.
    • Five residential apartments with a mix of layouts and sizes.
    • Proximity to popular attractions in Highland Park, Frogtown, and Glassell Park.
    • Easy access to major freeways and public transportation.

    Overview

    This mixed-use property is located in Cypress Park, Los Angeles. The property includes two commercial units at street level, suitable for retail, office, or creative space, with visibility and foot traffic along Cypress Ave. Above the commercial spaces are five residential apartments with a mix of layouts and sizes. The property is located in the Cypress Park neighborhood, near Highland Park, Frogtown, and Glassell Park, as well as the Los Angeles River Bike Path, Elysian Park, and Rio de Los Angeles State Park. The location provides access to major freeways and public transportation. The property is positioned to capitalize on the area’s continued growth. The lot size is approximately 0.129 acres and the property size is 7,632 square feet. The zoning is LARD2.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Magic window tint ... Interior Design

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.223
    Latitude
    34.09086

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    FAQs

    What type of property is this?
    Mixed-use property - Versatile property with commercial units and residential apartments in Cypress Park.
    Where is this mixed-use property located?
    The property is located at 3304 Pepper Avenue Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: Significant income potential from a multi‑use property.; Prime location in the rapidly growing Cypress Park neighborhood.; **Two commercial units at street level with excellent visibility and foot traffic.**
    (562) 201-6665
    We can help!
    Listing Contact
    Manuel Fierros
    Real Estate License ID: 01925599
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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