Six-Unit Mixed-Use
New
For Sale
$1,099,999
4501 S Main St, Los Angeles, CA 90037
Corner configuration combines a ground-floor retail market with apartments, studios, and a detached residence.
Property Size4,395 SF
Days on Market3
Property Features for 4501 S Main St
General Information
Standard status
Active
Size
4,395 SF
Property subtype
Mixed Use
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA, 2 x Studio, 1 x 3BR/1BA
Multifamily Units
5
Additional Details
Corner Location
Yes
Building Details
Building Size
4,395 SF
Year Built
1908
Buildings
3
Tenancy
Multi
Listing Agency:
Legaspi Commercial
Listed By:
Gil Legaspi · License #01265976
(562) 205-1700
Source:
Truthrealty
Added: Sep 21
Changed: Sep 23
Last Checked: Sep 22 at 7:54PM
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 Legaspi Commercial
Investment Insights
Based on property information with market context.
Built in 1908, this mixed-use property contains six units arranged across several distinct components. The Main Street frontage includes a ground-floor retail market with two residential apartments above: one two-bedroom, two-bath unit and one one-bedroom, one-bath unit.
The 45th Street side adds a duplex with two bachelor studio units, while a detached three-bedroom, one-bath single-family residence completes the property. Positioned at the southwest corner of Main Street and 45th Street in Los Angeles, the asset combines commercial and residential space within one corner parcel.
The 45th Street side adds a duplex with two bachelor studio units, while a detached three-bedroom, one-bath single-family residence completes the property. Positioned at the southwest corner of Main Street and 45th Street in Los Angeles, the asset combines commercial and residential space within one corner parcel.
Key Highlights
- Six total units across retail and residential components
- Ground‑floor retail market fronting Main Street
- Two apartments above the market: 2‑bedroom, 2‑bath and 1‑bedroom, 1‑bath
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
$88,999
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
8.09%
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%
$1,779,980
$1.8M
Cap Rate 7%
$1,271,414
$1.3M
Cap Rate 9%
$988,878
$988.9K
Market Conditions
NOI Build-Up for 4,395 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
$158.2K $36.00/SF
− Vacancy
−$15.8K −$3.60/SF
EGI
$142.4K $32.40/SF
− OpEx
−$53.4K −$12.15/SF
NOI
$89.0K $20.25/SF
Area
ZIP 90037
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,779,980
Cap Rate 7%
$1,271,414
Cap Rate 9%
$988,878
Alternative Uses
Best Use
Retail
$1.53M
$1.34M – $1.79M
NOI $107,346 @ 7.0% cap · market cap 9.76%
Second Best
Mixed Use
$1.27M
$1.11M – $1.48M
NOI $88,999 @ 7.0% cap · market cap 8.09%
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,548 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,548
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner configuration combines a ground-floor retail market with apartments, studios, and a detached residence.
Where is this mixed-use property located?
The property is located at 4501 S Main St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,099,999.
What are key features of this property?
This property features: Six total units across retail and residential components; Ground‑floor retail market fronting Main Street; Two apartments above the market: 2‑bedroom, 2‑bath and 1‑bedroom, 1‑bath
