Freestanding Commercial Building in
For Sale
Contact for pricing
Pending
3401 N Eagle Rock Blvd, Los Angeles, CA 90065
Freestanding commercial building with flexible showroom, office, and storage space.
Property Size2,703 SF
Days on Market165
Property Features for 3401 N Eagle Rock Blvd
General Information
Standard status
Pending
Size
2,703 SF
Property subtype
Mixed Use
Occupancy
100%
Building Details
Buildings
1
Stories
2
Listing Agency:
Coldwell Banker Commercial NRT Pasadena
(323) 842-4001
Listed By:
Tracy Do · License #01350025
Source:
Crexi
Added: Mar 4
Changed: Aug 8
Last Checked: Aug 14 at 9:44AM
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 Coldwell Banker Commercial NRT Pasadena
Investment Insights
Based on property information with market context.
This freestanding commercial building is located in one of NELA’s most desirable corridors and features approximately 2,703 square feet of flexible showroom, office, and storage space with frontage on Eagle Rock Boulevard. The creatively improved property is well-suited for owner-users, creative businesses, and investors seeking stable income with future occupancy potential.
Key Highlights
- Freestanding commercial building in a desirable NELA corridor.
- Approximately 2,703 square feet of flexible showroom, office, and storage space.
- Strong frontage on Eagle Rock Boulevard.
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
$64,159
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
3.89%
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%
$1,283,180
$1.3M
Cap Rate 7%
$916,557
$916.6K
Cap Rate 9%
$712,878
$712.9K
Market Conditions
NOI Build-Up for 2,703 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
$105.1K $38.88/SF
− Vacancy
−$19.5K −$7.23/SF
EGI
$85.5K $31.65/SF
− OpEx
−$21.4K −$7.91/SF
NOI
$64.2K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$1,283,180
Cap Rate 7%
$916,557
Cap Rate 9%
$712,878
Alternative Uses
Best Use
Office B
$916.6K
$802.0K – $1.07M
NOI $64,159 @ 7.0% cap · market cap 3.89%
Second Best
Retail
$896.1K
$784.1K – $1.05M
NOI $62,729 @ 7.0% cap · market cap 3.80%
Theoretical Best
Multifamily LT 5
$54.76M
$47.92M – $63.89M
NOI $3,833,281 @ 7.0% cap · market cap 232.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
936
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Freestanding commercial building with flexible showroom, office, and storage space.
Where is this mixed-use property located?
The property is located at 3401 N Eagle Rock Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Freestanding commercial building in a desirable NELA corridor.; Approximately 2,703 square feet of flexible showroom, office, and storage space.; Strong frontage on Eagle Rock Boulevard.
