12-Room Medical Office
For Sale
$895,000
3480 Live Oak Street, Huntington Park, CA 90255
Healthcare-oriented layout with treatment rooms, private office, reception, staff kitchen, bathrooms, and secured rear parking.
Property Size3,125 SF
Days on Market35
Property Features for 3480 Live Oak Street
General Information
Standard status
Active
Size
3,125 SF
Property subtype
COMMERCIAL
Building Details
Building Size
3,125 SF
Year Built
1963
Listing Agency:
Real Estate Source, Inc.
Listed By:
Paul Gilbert · License #01359771
(310) 829-3939
Source:
Truthrealty
Added: Jul 31
Changed: Sep 1
Last Checked: Sep 1 at 4:27PM
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 Real Estate Source, Inc.
Investment Insights
Based on property information with market context.
This 3,125 SF medical office property includes approximately 12 rooms arranged for healthcare operations. The interior provides multiple patient and treatment rooms, a private doctor’s office, reception area, staff eat-in kitchen, and three bathrooms. Concrete block construction and secured parking at the rear add to the existing improvements. The property can be delivered vacant.
The site is designated HPCN (Huntington Park Commercial Neighborhood) zoning. Subject to applicable regulations, permits, approvals, and requirements, the stated potential uses include medical, healthcare, chiropractic, physical therapy, rehabilitation, dental, wellness, and professional office applications. The current owner has operated a chiropractic and medical office at the property since 1982.
The site is designated HPCN (Huntington Park Commercial Neighborhood) zoning. Subject to applicable regulations, permits, approvals, and requirements, the stated potential uses include medical, healthcare, chiropractic, physical therapy, rehabilitation, dental, wellness, and professional office applications. The current owner has operated a chiropractic and medical office at the property since 1982.
Key Highlights
- 3,125 SF medical office property
- Approximately 12 rooms, including patient and treatment areas
- Private doctor’s office, reception, staff eat‑in kitchen, and three bathrooms
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
$68,310
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
7.63%
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%
$1,366,200
$1.4M
Cap Rate 7%
$975,857
$975.9K
Cap Rate 9%
$759,000
$759.0K
Market Conditions
NOI Build-Up for 3,125 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
$120.0K $38.40/SF
− Vacancy
−$28.9K −$9.25/SF
EGI
$91.1K $29.15/SF
− OpEx
−$22.8K −$7.29/SF
NOI
$68.3K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$1,366,200
Cap Rate 7%
$975,857
Cap Rate 9%
$759,000
Alternative Uses
Best Use
Office B
$975.9K
$853.9K – $1.14M
NOI $68,310 @ 7.0% cap · market cap 7.63%
Second Best
Healthcare Medical
$846.6K
$740.8K – $987.7K
NOI $59,262 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $117,118 @ 7.0% cap · market cap 13.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
943
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90255, CA
71,157
Population
19,265
Households
3.7
Avg Household Size
34
Median Age
9%
College-Educated
53%
High-School Grad
3.7 sq mi
ZIP Area
19,232
Density / Sq Mi
$61,376
Median Household Income
$31,695
Median Earnings
$1,443
Median Rent
$562,600
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.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Healthcare-oriented layout with treatment rooms, private office, reception, staff kitchen, bathrooms, and secured rear parking.
Where is this medical office space located?
The property is located at 3480 Live Oak Street Huntington Park, CA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 3,125 SF medical office property; Approximately 12 rooms, including patient and treatment areas; Private doctor’s office, reception, staff eat‑in kitchen, and three bathrooms
