Mixed-Use Property with
New
For Sale
$2,780,000
3532 Union Pacific, Los Angeles, CA 90023
Industrial M3 property combining a drive-in warehouse with a private upper-level condominium.
Property Size7,200 SF
Days on Market7
Property Features for 3532 Union Pacific
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Industrial
Zoning
M3
Additional Details
Heavy Power
Yes
Building Details
Building Size
7,200 SF
Year Built
1939
Listing Agency:
Far West Realty
Listed By:
Arthur Hernandez · License #01840044
(562) 228-5029
Source:
Truthrealty
Added: Sep 15
Changed: Sep 20
Last Checked: Sep 20 at 10:57AM
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 Far West Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a drive-in warehouse with a private condominium positioned above the industrial space. The property is identified with an Industrial M3 designation and has high power available, supporting its existing industrial configuration.
Built in 1939, the property is located at 3532 Union Pacific in Los Angeles, California 90023.
Built in 1939, the property is located at 3532 Union Pacific in Los Angeles, California 90023.
Key Highlights
- Drive‑in warehouse configuration
- Private condominium above the warehouse
- Industrial M3 designation
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
$145,800
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
5.24%
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%
$2,916,000
$2.9M
Cap Rate 7%
$2,082,857
$2.1M
Cap Rate 9%
$1,620,000
$1.6M
Market Conditions
NOI Build-Up for 7,200 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
$259.2K $36.00/SF
− Vacancy
−$25.9K −$3.60/SF
EGI
$233.3K $32.40/SF
− OpEx
−$87.5K −$12.15/SF
NOI
$145.8K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,916,000
Cap Rate 7%
$2,082,857
Cap Rate 9%
$1,620,000
Alternative Uses
Best Use
Mixed Use
$2.08M
$1.82M – $2.43M
NOI $145,800 @ 7.0% cap · market cap 5.24%
Second Best
Warehouse
$1.55M
$1.36M – $1.81M
NOI $108,609 @ 7.0% cap · market cap 3.91%
Theoretical Best
Multifamily LT 5
$145.87M
$127.63M – $170.18M
NOI $10,210,737 @ 7.0% cap · market cap 367.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,241
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Mixed-use property - Industrial M3 property combining a drive-in warehouse with a private upper-level condominium.
Where is this mixed-use property located?
The property is located at 3532 Union Pacific Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,780,000.
What are key features of this property?
This property features: Drive‑in warehouse configuration; Private condominium above the warehouse; Industrial M3 designation
