6-Unit Mixed-Use
For Sale
$1,350,000
3842 E 1st Street, Los Angeles, CA 90063
Three-building commercial and residential asset with retail, office, and residential components.
Property Size3,121 SF
Lot Size0.21 Acres
Price / SF$432.55
Days on Market178
Property Features for 3842 E 1st Street
General Information
Standard status
Active
Size
3,121 SF
Lot size
0.21 Acres
Property subtype
Mixed Use
Site & Location
Corner Location
Yes
Highway Access
Yes
Building Details
Building Size
3,121 SF
Year Built
1921
Buildings
3
Tenancy
Multi
Listing Agency:
EXP REALTY
(626) 824-8853
Listed By:
Donald La · License #01928418
Source:
Archetyperealty
Added: Feb 19
Changed: Aug 14
Last Checked: Aug 15 at 1:05PM
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 mixed-use property comprises 3 buildings and 6 total units, including 5 retail/office units and 1 residential unit configured as 2B+1B. The buildings contain 3,121 SF and sit on a 9,232 SF lot, with the commercial units identified as 3840, 3842, 3844, 109, and 109A and the residence as 111. Built in 1921, the property combines commercial and residential space within one asset.
The corner-lot property is near Cal State LA and East Los Angeles College, with additional surrounding access to parks, a post office, restaurants, supermarkets, and coffee shops. Connectivity includes convenient access to the 710 FWY, 60 FWY, and 5 FWY.
The corner-lot property is near Cal State LA and East Los Angeles College, with additional surrounding access to parks, a post office, restaurants, supermarkets, and coffee shops. Connectivity includes convenient access to the 710 FWY, 60 FWY, and 5 FWY.
Key Highlights
- 3 buildings with 6 total units
- 5 retail/office units and 1 residential 2B+1B unit
- 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
$74,081
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
5.49%
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%
$1,481,620
$1.5M
Cap Rate 7%
$1,058,300
$1.1M
Cap Rate 9%
$823,122
$823.1K
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
$121.3K $38.88/SF
− Vacancy
−$22.6K −$7.23/SF
EGI
$98.8K $31.65/SF
− OpEx
−$24.7K −$7.91/SF
NOI
$74.1K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$1,481,620
Cap Rate 7%
$1,058,300
Cap Rate 9%
$823,122
Alternative Uses
Best Use
Office B
$1.06M
$926.0K – $1.23M
NOI $74,081 @ 7.0% cap · market cap 5.49%
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
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,244
Businesses Nearby
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 Office in West region
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 - Three-building commercial and residential asset with retail, office, and residential components.
Where is this mixed-use property located?
The property is located at 3842 E 1st Street 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: 3 buildings with 6 total units; 5 retail/office units and 1 residential 2B+1B unit; 3,121 SF building size on a 9,232 SF lot
