Two-Story Flex Space with
For Sale
$1,380,000
4333-4335 West 147th Street, Lawndale, CA 90260
Multi-level commercial building with a street-facing studio, flexible ground-floor area, and adaptable upper-level workspace.
Property Size10,000 SF
Price / SF$138
Days on Market346
Property Features for 4333-4335 West 147th Street
General Information
Standard status
Active
Size
10,000 SF
Total Parking Spaces
9
Property subtype
Commercial Sale / Mixed Use
Zoning
General Commercial/Neighborhood Commercial
Net Operating Income
$126,340
Building Details
Year Built
1923
Buildings
1
Stories
2
Building Size
10,000 SF
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
(310) 425-9838
Listed By:
Cameron Samimi · License #02035763
(310) 425-9838
Source:
Compass
Added: Sep 19, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:24AM
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 Lyon Stahl Investment Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 10,000 SF, two-story flex property was built in 1923 and is arranged for multiple commercial functions. The current layout includes a 3,000 SF street-facing karate studio, a 2,000 SF ground-floor flex unit, and a 5,000 SF open upper level. The upper floor can accommodate creative office, training, education, wellness, or light showroom and warehouse uses.
Nine exclusive on-site parking spaces supplement available street parking. Located at 4333–4335 West 147th Street in Lawndale, the property carries General Commercial/Neighborhood Commercial zoning, which supports professional office, personal service, retail, and certain entertainment or recreation uses by right or through a Special Use Permit. The asset is offered for sale or lease and is projected at a 12.96% CAP and 6.04 GRM once stabilized.
Nine exclusive on-site parking spaces supplement available street parking. Located at 4333–4335 West 147th Street in Lawndale, the property carries General Commercial/Neighborhood Commercial zoning, which supports professional office, personal service, retail, and certain entertainment or recreation uses by right or through a Special Use Permit. The asset is offered for sale or lease and is projected at a 12.96% CAP and 6.04 GRM once stabilized.
Key Highlights
- 10,000 SF two‑story flex property built in 1923
- 3,000 SF street‑facing karate studio
- 2,000 SF ground‑floor flex unit
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
$116,861
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
8.47%
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%
$2,337,220
$2.3M
Cap Rate 7%
$1,669,443
$1.7M
Cap Rate 9%
$1,298,456
$1.3M
Market Conditions
NOI Build-Up for 10,000 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
$177.6K $17.76/SF
− Vacancy
−$10.7K −$1.07/SF
EGI
$166.9K $16.69/SF
− OpEx
−$50.1K −$5.01/SF
NOI
$116.9K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /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%
$2,337,220
Cap Rate 7%
$1,669,443
Cap Rate 9%
$1,298,456
Alternative Uses
Best Use
Office B
$3.12M
$2.73M – $3.64M
NOI $218,592 @ 7.0% cap · market cap 15.84%
Second Best
Warehouse
$1.86M
$1.63M – $2.17M
NOI $130,119 @ 7.0% cap · market cap 9.43%
Theoretical Best
Office A
$5.35M
$4.68M – $6.25M
NOI $374,777 @ 7.0% cap · market cap 27.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,923
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90260, CA
33,338
Population
10,787
Households
3.1
Avg Household Size
36
Median Age
23%
College-Educated
75%
High-School Grad
2.5 sq mi
ZIP Area
13,335
Density / Sq Mi
$86,736
Median Household Income
$38,183
Median Earnings
$1,877
Median Rent
$745,700
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?
Flex space - Multi-level commercial building with a street-facing studio, flexible ground-floor area, and adaptable upper-level workspace.
Where is this flex space located?
The property is located at 4333-4335 West 147th Street Lawndale, CA.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 10,000 SF two‑story flex property built in 1923; 3,000 SF street‑facing karate studio; 2,000 SF ground‑floor flex unit
