Mixed-Use Corner Lot
For Sale
$1,350,000
3842 E 1st St, Los Angeles, CA 90012
Three-building corner lot offering five retail/office units and one residential unit, with easy freeway access.
Property Size3,121 SF
Lot Size0.21 Acres
Price / SF$432.55
Days on Market186
Property Features for 3842 E 1st St
General Information
Standard status
Active
Size
3,121 SF
Lot size
0.21 Acres
Additional Details
Highway Access
Yes
Multifamily Units
1
Building Details
Tenancy
Multi
Listing Agency:
EXP REALTY
(626) 824-8853
Listed By:
Donald La · License #01928418
(626) 824-8853
Source:
Exprealty
Added: Feb 19
Changed: Aug 23
Last Checked: Aug 24 at 11:46AM
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 EXP REALTY
Investment Insights
Based on property information with market context.
This corner lot mixed-use property includes three buildings totaling six units. Five units are configured as retail/office spaces, identified as 3840, 3842, 3844, 109, and 109A. The remaining unit is residential, identified as 111, with a 2B+1B layout.
The property is located close to Cal State LA and East Los Angeles College, with convenient access to the 710, 60, and 5 freeways. Area amenities referenced in the listing include schools, parks, a post office, restaurants, supermarkets, and coffee shops.
The offering combines multiple income-producing units within a compact site, presenting a straightforward mix of retail/office and residential tenancy under one ownership structure.
The property is located close to Cal State LA and East Los Angeles College, with convenient access to the 710, 60, and 5 freeways. Area amenities referenced in the listing include schools, parks, a post office, restaurants, supermarkets, and coffee shops.
The offering combines multiple income-producing units within a compact site, presenting a straightforward mix of retail/office and residential tenancy under one ownership structure.
Key Highlights
- Three‑building corner lot property with 6 total units: 5 retail/office units plus 1 residential 2BR+1BA unit
- Retail/office units include 3840, 3842, 3844, 109, and 109A; residential unit is 111
- 3,121 SF building size on a 9,232 SF lot
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
$72,430
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
5.37%
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%
$1,448,600
$1.4M
Cap Rate 7%
$1,034,714
$1.0M
Cap Rate 9%
$804,778
$804.8K
Market Conditions
NOI Build-Up for 3,121 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
$115.4K $36.96/SF
− Vacancy
−$11.9K −$3.81/SF
EGI
$103.5K $33.15/SF
− OpEx
−$31.0K −$9.95/SF
NOI
$72.4K $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%
$1,448,600
Cap Rate 7%
$1,034,714
Cap Rate 9%
$804,778
Alternative Uses
Best Use
Apartment 5plus
$55.18M
$48.28M – $64.37M
NOI $3,862,406 @ 7.0% cap · market cap 286.10%
Second Best
Retail
$1.03M
$905.4K – $1.21M
NOI $72,430 @ 7.0% cap · market cap 5.37%
Theoretical Best
Multifamily LT 5
$63.23M
$55.33M – $73.77M
NOI $4,426,071 @ 7.0% cap · market cap 327.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,184
Businesses Nearby
Explore this area
Business Placement
Demographics for 90012, CA
33,851
Population
16,541
Households
2
Avg Household Size
37
Median Age
39%
College-Educated
77%
High-School Grad
3.6 sq mi
ZIP Area
9,403
Density / Sq Mi
$67,635
Median Household Income
$44,901
Median Earnings
$2,116
Median Rent
$686,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Three-building corner lot offering five retail/office units and one residential unit, with easy freeway access.
Where is this retail space located?
The property is located at 3842 E 1st St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Three‑building corner lot property with 6 total units: 5 retail/office units plus 1 residential 2BR+1BA unit; Retail/office units include 3840, 3842, 3844, 109, and 109A; residential unit is 111; 3,121 SF building size on a 9,232 SF lot
