East LA Commercial
For Sale
$2,500,000
3613 E 1st St & 121 N Townsend Ave, Los Angeles, CA 90063
Two-building commercial portfolio with parking in East Los Angeles.
Property Size9,352 SF
Days on Market278
Property Features for 3613 E 1st St & 121 N Townsend Ave
General Information
Standard status
Active
Size
9,352 SF
Property subtype
Industrial
Building Details
Building Size
9,352 SF
Listing Agency:
Lee & Associates
(818) 395-4373
Listed By:
Tony Naples · License #CalDRE #01811344
(818) 395-4373
Source:
Lee-associates
Added: Nov 24, 2025
Changed: Aug 26
Last Checked: Aug 29 at 7:02AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This East Los Angeles commercial portfolio features two buildings suitable for retail and storage purposes. The property benefits from high visibility, prime signage opportunities, and a location with heavy traffic. One of the buildings includes dock-high loading capabilities. A private parking lot located off Townsend Avenue provides approximately 10 parking spaces. The property has frontage on East 1st Street and includes a bonus mezzanine level with approximately 1,100 square feet. The total property size is 9,352 square feet. The property will be delivered vacant within 60 days, with a month-to-month tenant currently in place.
Key Highlights
- Prime E. 1st St Frontage
- High‑Visibility, Heavy Traffic Location
- Adjoined Bldgs- Retail & Storage with Dock‑High Loading
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
$217,034
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
8.68%
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%
$4,340,680
$4.3M
Cap Rate 7%
$3,100,486
$3.1M
Cap Rate 9%
$2,411,489
$2.4M
Market Conditions
NOI Build-Up for 9,352 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
$345.6K $36.96/SF
− Vacancy
−$35.6K −$3.81/SF
EGI
$310.0K $33.15/SF
− OpEx
−$93.0K −$9.95/SF
NOI
$217.0K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$4,340,680
Cap Rate 7%
$3,100,486
Cap Rate 9%
$2,411,489
Alternative Uses
Best Use
Retail
$3.10M
$2.71M – $3.62M
NOI $217,034 @ 7.0% cap · market cap 8.68%
Second Best
Warehouse
$2.02M
$1.76M – $2.35M
NOI $141,071 @ 7.0% cap · market cap 5.64%
Theoretical Best
Multifamily LT 5
$189.47M
$165.78M – $221.04M
NOI $13,262,613 @ 7.0% cap · market cap 530.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
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?
Storefront property - Two-building commercial portfolio with parking in East Los Angeles.
Where is this storefront property located?
The property is located at 3613 E 1st St & 121 N Townsend Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Prime E. 1st St Frontage; High‑Visibility, Heavy Traffic Location; Adjoined Bldgs- Retail & Storage with Dock‑High Loading
