Mixed-Use Building in Prime
For Sale
$1,895,000
4309 Overland Avenue, Culver City, CA 90230
Two-story mixed-use building with retail and office spaces for sale.
Property Size3,169 SF
Price / SF$597.98
Days on Market150
Property Features for 4309 Overland Avenue
General Information
Standard status
Active
Size
3,169 SF
Property subtype
Office
Listing Agency:
(310) 550-2537
Listed By:
Jeff Pion · License #00840278
(310) 550-2537
Source:
Cbre
Added: Mar 25
Changed: Aug 16
Last Checked: Aug 20 at 6:26AM
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 Jeff Pion
Investment Insights
Based on property information with market context.
The property is a two-story mixed-use building featuring both retail and office spaces. It includes outside balcony areas and an on-site surface parking lot. Located on Overland Avenue, a key commercial corridor in Culver City, the property benefits from high visibility and a central location. Multiple tenants have occupied the building for many years. The property size is 3169 square feet.
Key Highlights
- Prime location on Overland Avenue, a key commercial corridor in Culver City.
- Mixed‑use retail and office building.
- Multiple long‑term tenants.
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
$70,113
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
3.70%
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%
$1,402,260
$1.4M
Cap Rate 7%
$1,001,614
$1.0M
Cap Rate 9%
$779,033
$779.0K
Market Conditions
NOI Build-Up for 3,169 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
$107.2K $33.84/SF
− Vacancy
−$7.1K −$2.23/SF
EGI
$100.2K $31.61/SF
− OpEx
−$30.0K −$9.48/SF
NOI
$70.1K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,402,260
Cap Rate 7%
$1,001,614
Cap Rate 9%
$779,033
Alternative Uses
Best Use
Retail
$1.00M
$876.4K – $1.17M
NOI $70,113 @ 7.0% cap · market cap 3.70%
Second Best
Office B
$989.6K
$865.9K – $1.15M
NOI $69,272 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$1.70M
$1.48M – $1.98M
NOI $118,767 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,589
Businesses Nearby
Explore this area
Business Placement
Demographics for 90230, CA
32,743
Population
14,198
Households
2.3
Avg Household Size
41
Median Age
58%
College-Educated
91%
High-School Grad
4.5 sq mi
ZIP Area
7,276
Density / Sq Mi
$106,827
Median Household Income
$76,041
Median Earnings
$2,423
Median Rent
$1,025,200
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?
Mixed-use property - Two-story mixed-use building with retail and office spaces for sale.
Where is this mixed-use property located?
The property is located at 4309 Overland Avenue Culver City, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: Prime location on Overland Avenue, a key commercial corridor in Culver City.; Mixed‑use retail and office building.; Multiple long‑term tenants.
