Mixed-Use Property in Los
For Sale
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3333 Division St, Los Angeles, CA 90065
Triplex with two retail spaces in a desirable Los Angeles area.
Property Size3,400 SF
Price / SF$293.53
Days on Market178
Property Features for 3333 Division St
General Information
Standard status
Active
Size
3,400 SF
Property subtype
Mixed Use, Multifamily, Retail
Zoning
(Q)C-1-1VL - Limited Commercial
Occupancy
60%
Lease Type
Modified Gross
Investment Type
Value Add
Net Operating Income
$76,000
Building Details
Year Built
1924
Buildings
2
Stories
1
Units
5
Listing Agency:
Sperry Commercial - Gateway Group
(626) 679-2876
Listed By:
Michael Liu · License #02177815
Source:
Crexi
Added: Feb 15
Changed: Aug 8
Last Checked: Aug 8 at 6:38AM
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 Sperry Commercial - Gateway Group
Investment Insights
Based on property information with market context.
This mixed-use property in Los Angeles features a triplex with two established retail spaces. The property is suitable for investors or owner-occupants. It benefits from street visibility and foot traffic. The property includes two retail spaces and three residential units. The residential triplex consists of three spacious units, each with thoughtful layouts. The property generates rental income from long-term tenants, ensuring cash flow. The interiors are well-kept and include appliances in all units. The total property size is 3400 square feet.
Key Highlights
- Mixed‑use property with 2 retail spaces and 3 residential units in a desirable Los Angeles location.
- Excellent street visibility and high foot traffic.
- Stable, long‑term tenants in both residential and commercial units.
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
$78,904
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
7.91%
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%
$1,578,080
$1.6M
Cap Rate 7%
$1,127,200
$1.1M
Cap Rate 9%
$876,711
$876.7K
Market Conditions
NOI Build-Up for 3,400 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
$125.7K $36.96/SF
− Vacancy
−$12.9K −$3.81/SF
EGI
$112.7K $33.15/SF
− OpEx
−$33.8K −$9.95/SF
NOI
$78.9K $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%
$1,578,080
Cap Rate 7%
$1,127,200
Cap Rate 9%
$876,711
Alternative Uses
Best Use
Multifamily LT 5
$68.88M
$60.27M – $80.36M
NOI $4,821,737 @ 7.0% cap · market cap 483.14%
Second Best
Apartment 5plus
$60.11M
$52.60M – $70.13M
NOI $4,207,684 @ 7.0% cap · market cap 421.61%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Explore this area
Business Placement
Demographics for 90065, CA
44,328
Population
17,197
Households
2.6
Avg Household Size
39
Median Age
40%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
8,060
Density / Sq Mi
$92,903
Median Household Income
$45,850
Median Earnings
$1,774
Median Rent
$1,043,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Triplex with two retail spaces in a desirable Los Angeles area.
Where is this mixed-use property located?
The property is located at 3333 Division St Los Angeles, CA.
What is the asking price?
The asking price for this property is $998,000.
What are key features of this property?
This property features: Mixed‑use property with 2 retail spaces and 3 residential units in a desirable Los Angeles location.; Excellent street visibility and high foot traffic.; Stable, long‑term tenants in both residential and commercial units.
