Freestanding Commercial Building on Eagle
For Sale
Contact for pricing
4254 Eagle Rock Blvd, Los Angeles, CA 90065
Commercial building on large lot, ideal for various uses.
Property Size3,994 SF
Lot Size0.46 Acres
Price / SF$649.72
Days on Market179
Property Features for 4254 Eagle Rock Blvd
General Information
Standard status
Active
Size
3,994 SF
Lot size
0.46 Acres
Property subtype
Office
Zoning
C2
Investment Type
Owner/User
Listing Agency:
eXp Commercial
Listed By:
Austin Borges · License #02092988
Source:
Crexi
Added: Feb 18
Changed: Aug 8
Last Checked: Aug 16 at 8:47AM
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 Commercial
Investment Insights
Based on property information with market context.
The property at 4254 Eagle Rock Blvd is a freestanding commercial building situated in Northeast Los Angeles. The structure encompasses approximately 3,994 square feet and is positioned on a C2-zoned lot of approximately 19,963 square feet along Eagle Rock Blvd. The property, formerly a veterinary clinic for around 50 years, features existing veterinary infrastructure, making it suitable for veterinary, medical, specialty retail, or service-oriented businesses. It includes 18 on-site parking spaces, automated gated access, and a secured perimeter. The property became available due to operator relocation.
Key Highlights
- Freestanding commercial building on a large ±19,963 SF C2‑zoned lot in Northeast Los Angeles.
- Located on highly visible Eagle Rock Blvd corridor.
- Includes 18 on‑site parking spaces, automated gated access, and a secured perimeter.
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
$94,803
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
3.65%
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%
$1,896,060
$1.9M
Cap Rate 7%
$1,354,329
$1.4M
Cap Rate 9%
$1,053,367
$1.1M
Market Conditions
NOI Build-Up for 3,994 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
$155.3K $38.88/SF
− Vacancy
−$28.9K −$7.23/SF
EGI
$126.4K $31.65/SF
− OpEx
−$31.6K −$7.91/SF
NOI
$94.8K $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%
$1,896,060
Cap Rate 7%
$1,354,329
Cap Rate 9%
$1,053,367
Alternative Uses
Best Use
Office B
$1.35M
$1.19M – $1.58M
NOI $94,803 @ 7.0% cap · market cap 3.65%
Second Best
Healthcare Medical
$1.06M
$926.0K – $1.23M
NOI $74,078 @ 7.0% cap · market cap 2.85%
Theoretical Best
Multifamily LT 5
$80.92M
$70.80M – $94.40M
NOI $5,664,123 @ 7.0% cap · market cap 218.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,045
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90065, CA
44,328
Population
17,197
Households
2.6
Avg Household Size
39
Median Age
40%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
8,060
Density / Sq Mi
$92,903
Median Household Income
$45,850
Median Earnings
$1,774
Median Rent
$1,043,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Eagle Rock Emergency Pet Clinic — 4254 Eagle Rock Blvd, Los Angeles, CA 90065
- Affordable Animal Hospital: Eagle Rock — 4000 Eagle Rock Blvd, Los Angeles, CA 90065
- Animal Emergency of Eagle Rock — 4254 Eagle Rock Blvd, Los Angeles, CA 90065, United States
- Eagle Glen Veterinary Clinic — 4305 Eagle Rock Blvd, Los Angeles, CA 90041
Frequently Asked Questions
What type of property is this?
Medical Office Space - Commercial building on large lot, ideal for various uses.
Where is this medical office space located?
The property is located at 4254 Eagle Rock Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: Freestanding commercial building on a large ±19,963 SF C2‑zoned lot in Northeast Los Angeles.; Located on highly visible Eagle Rock Blvd corridor.; Includes **18 on‑site parking spaces**, automated gated access, and a secured perimeter.
