Industrial Complex Near
For Sale
$2,550,000
4157 4161 4163 S Main St, Los Angeles, CA 90037
Three-building industrial complex with fenced yard, ideal for owner-user.
Property Size17,200 SF
Price / SF$148.26
Days on Market270
Property Features for 4157 4161 4163 S Main St
General Information
Standard status
Active
Size
17,200 SF
Property subtype
Industrial
Building Details
Building Size
17,200 SF
Listing Agency:
Lee & Associates
(323) 767-2113
Listed By:
Jim Halferty · License #CalDRE #01212024
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 23
Last Checked: Aug 22 at 5:16AM
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 industrial complex comprises three buildings with a private fenced yard, suitable for an owner-user or investor. The property is located in close proximity to Downtown Los Angeles and the USC campus. The buildings have sizes of 4,200 square feet, 6,500 square feet (two-story), and 6,500 square feet (bow truss), for a total property size of 17,200 square feet. The property is ideal for businesses involved in printing, garment manufacturing, or storage.
Key Highlights
- Three‑building complex totaling 17,200 SF
- Ideal for owner‑user or investor
- Great location near DTLA/USC Campus
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
$213,669
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
8.38%
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%
$4,273,380
$4.3M
Cap Rate 7%
$3,052,414
$3.1M
Cap Rate 9%
$2,374,100
$2.4M
Market Conditions
NOI Build-Up for 17,200 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
$326.1K $18.96/SF
− Vacancy
−$20.9K −$1.21/SF
EGI
$305.2K $17.75/SF
− OpEx
−$91.6K −$5.32/SF
NOI
$213.7K $12.42/SF
Area
ZIP 90037
Vacancy
6.40%
Lease Rate
$18.96 /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%
$4,273,380
Cap Rate 7%
$3,052,414
Cap Rate 9%
$2,374,100
Alternative Uses
Best Use
Flex RnD
$3.53M
$3.09M – $4.11M
NOI $246,854 @ 7.0% cap · market cap 9.68%
Second Best
Industrial
$3.05M
$2.67M – $3.56M
NOI $213,669 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$6.74M
$5.90M – $7.86M
NOI $471,771 @ 7.0% cap · market cap 18.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,857
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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?
Warehouse - Three-building industrial complex with fenced yard, ideal for owner-user.
Where is this warehouse located?
The property is located at 4157 4161 4163 S Main St Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: Three‑building complex totaling 17,200 SF; Ideal for owner‑user or investor; Great location near DTLA/USC Campus
