Downtown Los Angeles Creative
For Sale
Contact for pricing
405 Towne Ave, Los Angeles, CA 90013
Turn-key creative compound in Downtown Los Angeles for sale.
Property Size16,500 SF
Price / SF$363.64
Days on Market1237
Property Features for 405 Towne Ave
General Information
Standard status
Active
Size
16,500 SF
Property subtype
Office
Zoning
LA M2
Building Details
Year Built
1925
Year Renovated
2020
Stories
3
Listing Agency:
Major Properties
Listed By:
Sion Khakshour · License #CA 00697373
(213) 210-7492
Source:
Crexi
Added: Apr 20, 2023
Changed: Aug 28
Last Checked: Sep 2 at 5:41AM
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 Major Properties
Investment Insights
Based on property information with market context.
Located at the southwest corner of Towne Avenue and East 4th Street in Downtown Los Angeles, this creative compound is adjacent to Little Tokyo and the Arts District. The turn-key, two-story facility with a full basement has been completely refurbished and is set up for music, photography, film, video production, and postproduction. The 16,500 square foot building consists of 5,500 square feet of creative space per floor. A freight elevator and two stairwells serve all three floors. The basement can be used for set construction and filming. The ground floor has two electric loading doors and can park up to six cars, as well as two large production spaces, a kitchen/break room, and two restrooms. The second floor has five offices, an acoustically tuned recording studio, a contemporary kitchen, and two full bathrooms. The recording studio is approximately 1,700 square feet and is soundproofed with six layers of drywall and an air gap. It includes a large control room, a large tracking/recording room, and three ISO/voice-over booths. The facility has been completely updated with new electric, plumbing, and sprinklers, in addition to new wood flooring, doors, and framing on the second floor. The compound also offers clean 800 amp power service and a LifeSource water purification system.
Key Highlights
- Turn‑key, fully refurbished 16,500 SF creative compound suitable for music, photography, film, and video production/postproduction.
- Prime Downtown Los Angeles location at the southwest corner of Towne Avenue and East 4th Street, adjacent to Little Tokyo and the Arts District.
- Professionally designed and soundproofed 1,700± SF recording studio with control room, tracking room, and three ISO/voice over booths.
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
$391,648
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
6.53%
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%
$7,832,960
$7.8M
Cap Rate 7%
$5,594,971
$5.6M
Cap Rate 9%
$4,351,644
$4.4M
Market Conditions
NOI Build-Up for 16,500 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
$641.5K $38.88/SF
− Vacancy
−$119.3K −$7.23/SF
EGI
$522.2K $31.65/SF
− OpEx
−$130.5K −$7.91/SF
NOI
$391.6K $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%
$7,832,960
Cap Rate 7%
$5,594,971
Cap Rate 9%
$4,351,644
Alternative Uses
Best Use
Office B
$5.59M
$4.90M – $6.53M
NOI $391,648 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$334.28M
$292.50M – $389.99M
NOI $23,399,607 @ 7.0% cap · market cap 389.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11,598
Businesses Nearby
Explore this area
Business Placement
Demographics for 90013, CA
15,589
Population
10,143
Households
1.5
Avg Household Size
43
Median Age
39%
College-Educated
85%
High-School Grad
0.7 sq mi
ZIP Area
22,270
Density / Sq Mi
$32,848
Median Household Income
$54,250
Median Earnings
$1,161
Median Rent
$786,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Creative space - Turn-key creative compound in Downtown Los Angeles for sale.
Where is this creative space located?
The property is located at 405 Towne Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,999,999.
What are key features of this property?
This property features: Turn‑key, fully refurbished 16,500 SF creative compound suitable for music, photography, film, and video production/postproduction.; Prime Downtown Los Angeles location at the southwest corner of Towne Avenue and East 4th Street, adjacent to Little Tokyo and the Arts District.; Professionally designed and soundproofed 1,700± SF recording studio with control room, tracking room, and three ISO/voice over booths.
