Corner Mixed-Use
For Sale
$2,900,000
Pending
3601 Overland Avenue Los Angeles, Los Angeles, CA 90034
Existing commercial building on a signalized corner with LAC2 zoning and access to public transit.
Property Size4,437 SF
Days on Market54
Property Features for 3601 Overland Avenue Los Angeles
General Information
Standard status
Pending
Size
4,437 SF
Total Parking Spaces
8
Zoning
LAC2
Amenities
1
true
Corner Lot,Over 40 Units/Acre,Near Public Transit,Rectangular Lot,Value In Land
Public
9970
8
145x95
0.2289
Assessor
4437
Building Details
Building Size
4,437 SF
Year Built
1931
Buildings
1
Listing Agency:
(909) 328-1567
Listed By:
Herschel Finger
(909) 328-1567
Source:
Rmarealty
Added: Jul 8
Changed: Aug 30
Last Checked: Aug 30 at 7:00AM
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 Herschel Finger
Investment Insights
Based on property information with market context.
This mixed-use property includes a 4,437-square-foot building constructed in 1931 on a rectangular 0.2289-acre lot measuring 145x95. The structure operated as a restaurant for 50 years and is now closed, providing an existing commercial improvement for continued restaurant use or another operation supported by the property’s LAC2 zoning.
The site occupies a signalized corner at 3601 Overland Avenue in Los Angeles, within the Palms neighborhood of West Los Angeles and near public transit. The property information identifies development potential under Los Angeles Transit Oriented Communities Tier 2 bonus guidelines, including a possible mixed-use configuration with up to 40 residential units and ground-level retail. The site is also identified at over 40 units per acre.
The site occupies a signalized corner at 3601 Overland Avenue in Los Angeles, within the Palms neighborhood of West Los Angeles and near public transit. The property information identifies development potential under Los Angeles Transit Oriented Communities Tier 2 bonus guidelines, including a possible mixed-use configuration with up to 40 residential units and ground-level retail. The site is also identified at over 40 units per acre.
Key Highlights
- 4,437‑square‑foot building constructed in 1931
- 0.2289‑acre rectangular lot measuring 145x95
- LAC2 zoning
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
$120,165
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
4.14%
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%
$2,403,300
$2.4M
Cap Rate 7%
$1,716,643
$1.7M
Cap Rate 9%
$1,335,167
$1.3M
Market Conditions
NOI Build-Up for 4,437 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
$164.0K $36.96/SF
− Vacancy
−$3.8K −$0.85/SF
EGI
$160.2K $36.11/SF
− OpEx
−$40.1K −$9.03/SF
NOI
$120.2K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$2,403,300
Cap Rate 7%
$1,716,643
Cap Rate 9%
$1,335,167
Alternative Uses
Best Use
Specialty Retail
$1.72M
$1.50M – $2.00M
NOI $120,165 @ 7.0% cap · market cap 4.14%
Second Best
Mixed Use
$1.28M
$1.12M – $1.50M
NOI $89,849 @ 7.0% cap · market cap 3.10%
Theoretical Best
Multifamily LT 5
$89.89M
$78.65M – $104.87M
NOI $6,292,367 @ 7.0% cap · market cap 216.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,814
Businesses Nearby
Explore this area
Business Placement
Demographics for 90034, CA
57,152
Population
29,262
Households
2
Avg Household Size
35
Median Age
64%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
18,436
Density / Sq Mi
$103,082
Median Household Income
$62,891
Median Earnings
$2,180
Median Rent
$1,395,000
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Existing commercial building on a signalized corner with LAC2 zoning and access to public transit.
Where is this mixed-use property located?
The property is located at 3601 Overland Avenue Los Angeles Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 4,437‑square‑foot building constructed in 1931; 0.2289‑acre rectangular lot measuring 145x95; LAC2 zoning
