Commercial Laundry and Office
For Sale
$5,750,000
3522 Union Pacific Avenue, Los Angeles, CA 90023
COMMERCIAL - Los Angeles, CA
Property Size37,800 SF
Price / SF$152.12
Days on Market379
Property Features for 3522 Union Pacific Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 5 to Indiana, south on Indiana to Union Pacific then left to the property
Subdivision
BOYH - Boyle Heights
Standard status
Active
APN
5192006026
Building Details
Year built
1946
Listing Agency:
Wallstreet Realty
(562) 600-3756
Listed By:
Arthur Hernandez · License #01840044
(562) 600-3756
Added: Jul 30, 2025
Changed: Aug 4
Last Checked: Aug 12 at 12:06PM
MLS# DW25177379
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.
Investment Insights
Based on property information with market context.
The property for sale consists of nine parcels with an estimated total of 37,800 square feet. The building includes a second-floor living area and four offices on the first floor. It has been used as a commercial laundry since 1979, with improvements supporting that operation. The electrical service has been upgraded to meet the needs of the business.
Located at 3522 Union Pacific Avenue in Los Angeles, CA 90023, the asset is comprised of multiple parcels, which can support flexible site planning compared with a single-lot setup. The building configuration combines work space history with office use through the four first-floor offices. Its current utility upgrades are specifically noted as serving the laundry operation.
This property may fit buyers looking for a mixed-use commercial setup with an established laundry operating history and built-in office space. With four first-floor offices and a second-floor living area, it can support owner-operator or internal administrative needs alongside production-oriented use. The upgraded electrical service is a practical consideration for tenants or operators evaluating continuity with laundry-style equipment and power requirements.
Located at 3522 Union Pacific Avenue in Los Angeles, CA 90023, the asset is comprised of multiple parcels, which can support flexible site planning compared with a single-lot setup. The building configuration combines work space history with office use through the four first-floor offices. Its current utility upgrades are specifically noted as serving the laundry operation.
This property may fit buyers looking for a mixed-use commercial setup with an established laundry operating history and built-in office space. With four first-floor offices and a second-floor living area, it can support owner-operator or internal administrative needs alongside production-oriented use. The upgraded electrical service is a practical consideration for tenants or operators evaluating continuity with laundry-style equipment and power requirements.
Key Highlights
- Used as a commercial laundry since 1979
- 1946 building with a second‑floor living area and four first‑floor offices
- Comprises 9 parcels with an estimated total of 37,800 SF
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
$469,574
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
8.17%
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%
$9,391,480
$9.4M
Cap Rate 7%
$6,708,200
$6.7M
Cap Rate 9%
$5,217,489
$5.2M
Market Conditions
NOI Build-Up for 37,800 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
$716.7K $18.96/SF
− Vacancy
−$45.9K −$1.21/SF
EGI
$670.8K $17.75/SF
− OpEx
−$201.2K −$5.32/SF
NOI
$469.6K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$9,391,480
Cap Rate 7%
$6,708,200
Cap Rate 9%
$5,217,489
Alternative Uses
Best Use
Industrial
$6.71M
$5.87M – $7.83M
NOI $469,574 @ 7.0% cap · market cap 8.17%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$765.81M
$670.08M – $893.44M
NOI $53,606,371 @ 7.0% cap · market cap 932.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Turnkey business
Opportunity
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,123
Businesses Nearby
Explore this area
Business Placement
Demographics for 90023, CA
45,939
Population
12,319
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
53%
High-School Grad
4.3 sq mi
ZIP Area
10,683
Density / Sq Mi
$56,623
Median Household Income
$30,967
Median Earnings
$1,414
Median Rent
$617,600
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - For sale multi-parcel property with laundry history, second-floor living area, and first-floor offices served by upgraded electrical.
Where is this manufacturing property located?
The property is located at 3522 Union Pacific Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,750,000.
What are key features of this property?
This property features: Used as a commercial laundry since 1979; 1946 building with a second‑floor living area and four first‑floor offices; Comprises 9 parcels with an estimated total of 37,800 SF
