Boyle Heights Commercial Property For
For Sale
$599,000
4118 E Cesar E Chavez, Los Angeles, CA 90063
Commercial property in prime Boyle Heights location, excellent visibility.
Property Size1,538 SF
Lot Size0.05 Acres
Price / SF$374.38
Days on Market166
Property Features for 4118 E Cesar E Chavez
General Information
Standard status
Active
Size
1,538 SF
Lot size
0.05 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,342
Building Details
Building Size
1,538 SF
Year Built
1955
Units
1
Listing Agency:
Wallstreet Realty Corp
(626) 261-8577
Listed By:
Sonia Hernandez · License #01492506
(626) 261-8577
Source:
Elliman
Added: Mar 11
Changed: Aug 16
Last Checked: Aug 22 at 7:53AM
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 Wallstreet Realty Corp
Investment Insights
Based on property information with market context.
Located at 4118 E Cesar Chavez Avenue in Boyle Heights, this commercial property offers an investment or owner-user opportunity. The building features approximately 1,600 square feet of space on an approximately 2,041 square foot lot, zoned LCC3. Positioned at the corner of E Cesar Chavez Avenue and Carmelita Avenue, the property benefits from visibility and high foot and vehicle traffic along a main commercial corridor. The location is surrounded by retailers, restaurants, and businesses. The property is currently tenant-occupied and can be delivered vacant at closing, suitable for investors seeking income potential or for an owner-user looking to establish their business.
Key Highlights
- Prime location on E Cesar Chavez Avenue, a main commercial corridor in Boyle Heights, offering excellent visibility and high traffic.
- Delivered vacant at closing, suitable for both investors seeking income and owner‑users wanting to establish a business.
- Zoned LCC3, providing versatile commercial usage options.
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
$37,131
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
6.20%
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%
$742,620
$742.6K
Cap Rate 7%
$530,443
$530.4K
Cap Rate 9%
$412,567
$412.6K
Market Conditions
NOI Build-Up for 1,600 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
$59.1K $36.96/SF
− Vacancy
−$6.1K −$3.81/SF
EGI
$53.0K $33.15/SF
− OpEx
−$15.9K −$9.95/SF
NOI
$37.1K $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%
$742,620
Cap Rate 7%
$530,443
Cap Rate 9%
$412,567
Alternative Uses
Best Use
Retail
$530.4K
$464.1K – $618.9K
NOI $37,131 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$32.42M
$28.36M – $37.82M
NOI $2,269,053 @ 7.0% cap · market cap 378.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Balanced
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 Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial property in prime Boyle Heights location, excellent visibility.
Where is this storefront property located?
The property is located at 4118 E Cesar E Chavez Los Angeles, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Prime location on E Cesar Chavez Avenue, a main commercial corridor in Boyle Heights, offering excellent visibility and high traffic.; Delivered vacant at closing, suitable for both investors seeking income and owner‑users wanting to establish a business.; Zoned LCC3, providing versatile commercial usage options.
