Industrial Flex Warehouse with Roll-Up
For Sale
Contact for pricing
3485 Main St, Los Angeles, CA 90007
MR1-2 zoned industrial flex warehouse with one roll-up loading door in a secure downtown business complex.
Property Size3,360 SF
Lot Size2.10 Acres
Price / SF$349.70
Days on Market305
Property Features for 3485 Main St
General Information
Standard status
Active
Size
3,360 SF
Lot size
2.10 Acres
Property subtype
Industrial, Office
Zoning
MR1-2
Investment Type
Owner/User
Additional Details
Opportunity Zone
Yes
Building Details
Year Built
1988
Buildings
1
Stories
2
Listing Agency:
Hana Realty & Investment
Listed By:
Young Kim · License #01999152
Source:
Crexi
Added: Nov 5, 2025
Changed: Aug 27
Last Checked: Sep 1 at 12:25AM
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 Hana Realty & Investment
Investment Insights
Based on property information with market context.
This industrial flex warehouse offers a 1988-built structure configured for light loading needs, with one roll-up door for easy move-in and move-out. The property is set on a large 91,531 SF lot and is located within a secure, active business complex.
The site is zoned MR1-2 and is listed as being located in an Opportunity Zone. The offering at 3485 Main St, Los Angeles, CA 90007 is presented for sale with SBA financing available, including terms described by the seller as low as 10% down, and the seller may also consider creative financing options for qualified buyers.
Use flexibility is a stated feature of the property, supported by its industrial zoning and loading configuration, making it suitable for a range of business operations within the confines of applicable regulations.
The site is zoned MR1-2 and is listed as being located in an Opportunity Zone. The offering at 3485 Main St, Los Angeles, CA 90007 is presented for sale with SBA financing available, including terms described by the seller as low as 10% down, and the seller may also consider creative financing options for qualified buyers.
Use flexibility is a stated feature of the property, supported by its industrial zoning and loading configuration, making it suitable for a range of business operations within the confines of applicable regulations.
Key Highlights
- 3,360 SF industrial/creative warehouse built in 1988
- 91,531 SF (2.10‑acre) lot with MR1‑2 zoning for business use flexibility
- 1 roll‑up door for loading and unloading
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
$50,684
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
4.31%
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%
$1,013,680
$1.0M
Cap Rate 7%
$724,057
$724.1K
Cap Rate 9%
$563,156
$563.2K
Market Conditions
NOI Build-Up for 3,360 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
$63.7K $18.96/SF
− Vacancy
−$4.1K −$1.21/SF
EGI
$59.6K $17.75/SF
− OpEx
−$8.9K −$2.66/SF
NOI
$50.7K $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%
$1,013,680
Cap Rate 7%
$724,057
Cap Rate 9%
$563,156
Alternative Uses
Best Use
Warehouse
$724.1K
$633.6K – $844.7K
NOI $50,684 @ 7.0% cap · market cap 4.31%
Second Best
Industrial
$596.3K
$521.8K – $695.7K
NOI $41,740 @ 7.0% cap · market cap 3.55%
Theoretical Best
Multifamily LT 5
$68.07M
$59.56M – $79.42M
NOI $4,765,011 @ 7.0% cap · market cap 405.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,525
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90007, CA
40,944
Population
14,153
Households
2.9
Avg Household Size
28
Median Age
29%
College-Educated
63%
High-School Grad
2.4 sq mi
ZIP Area
17,060
Density / Sq Mi
$36,032
Median Household Income
$21,176
Median Earnings
$1,480
Median Rent
$852,900
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?
Flex space - MR1-2 zoned industrial flex warehouse with one roll-up loading door in a secure downtown business complex.
Where is this flex space located?
The property is located at 3485 Main St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: 3,360 SF industrial/creative warehouse built in 1988; 91,531 SF (2.10‑acre) lot with MR1‑2 zoning for business use flexibility; 1 roll‑up door for loading and unloading
