Mixed-Use Property with Gated
For Sale
$995,000
4620 3rd, Los Angeles, CA 90022
A well-maintained mixed-use building offering gated ground-floor retail/office space and a remodeled upstairs apartment.
Property Size2,340 SF
Price / SF$425.21
Days on Market91
Property Features for 4620 3rd
General Information
Standard status
Active
Size
2,340 SF
Total Parking Spaces
9
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Building Details
Year Built
1963
Stories
2
Listing Agency:
Keller Williams Realty
(626) 233-6427
Listed By:
Khanh Tran · License #01921901
Source:
Xome
Added: May 8
Changed: Jul 10
Last Checked: Aug 6 at 5:46AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
The property at 4620 E 3rd Street is a well-maintained mixed-use building with a gated retail/office space on the ground floor. The ground-level suite includes a kitchenette and approximately 1,300 square feet, supported by a dedicated parking lot with 7 parking spaces. The second floor features a remodeled apartment with 3 bedrooms and 1 bathroom, approximately 1,000 square feet, along with a large patio area suited to outdoor dining.
Upstairs amenities include laundry hookups, an A/C wall unit, and ceiling fans. Additional on-site parking is provided via a detached 2-car garage. The building is located in East Los Angeles, just east of DTLA, and is positioned near Commerce, Cal State LA, and the USC Health Science Campus. Access is facilitated by nearby 60, 710, and 10 freeways, and the Metro Gold Line station is described as approximately two blocks away.
This configuration can support a variety of buyer plans, including an owner-user who wants their business on the ground floor while living upstairs, or an investor seeking a mixed-use asset with both retail/office space and an apartment. The dedicated parking arrangement and gated access add convenience for day-to-day operations and tenant use.
Upstairs amenities include laundry hookups, an A/C wall unit, and ceiling fans. Additional on-site parking is provided via a detached 2-car garage. The building is located in East Los Angeles, just east of DTLA, and is positioned near Commerce, Cal State LA, and the USC Health Science Campus. Access is facilitated by nearby 60, 710, and 10 freeways, and the Metro Gold Line station is described as approximately two blocks away.
This configuration can support a variety of buyer plans, including an owner-user who wants their business on the ground floor while living upstairs, or an investor seeking a mixed-use asset with both retail/office space and an apartment. The dedicated parking arrangement and gated access add convenience for day-to-day operations and tenant use.
Key Highlights
- Mixed‑use property at 4620 E 3rd Street with gated ground‑floor retail/office plus a remodeled upstairs apartment
- Ground‑floor space includes kitchenette and approx. 1,300 SF, with 7 parking spaces and a dedicated parking lot
- Upstairs apartment features 3 bedrooms and 1 bath with approx. 1,000 SF, plus a large patio area for outdoor dining
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
$60,028
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
6.03%
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%
$1,200,560
$1.2M
Cap Rate 7%
$857,543
$857.5K
Cap Rate 9%
$666,978
$667.0K
Market Conditions
NOI Build-Up for 2,340 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
$96.3K $41.16/SF
− Vacancy
−$16.3K −$6.96/SF
EGI
$80.0K $34.20/SF
− OpEx
−$20.0K −$8.55/SF
NOI
$60.0K $25.65/SF
Area
ZIP 90022
Vacancy
16.90%
Lease Rate
$41.16 /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%
$1,200,560
Cap Rate 7%
$857,543
Cap Rate 9%
$666,978
Alternative Uses
Best Use
Office B
$857.5K
$750.4K – $1.00M
NOI $60,028 @ 7.0% cap · market cap 6.03%
Second Best
Retail
$845.0K
$739.4K – $985.8K
NOI $59,148 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$953.4K
$834.2K – $1.11M
NOI $66,738 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
887
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - A well-maintained mixed-use building offering gated ground-floor retail/office space and a remodeled upstairs apartment.
Where is this mixed-use property located?
The property is located at 4620 3rd Los Angeles, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Mixed‑use property at 4620 E 3rd Street with gated ground‑floor retail/office plus a remodeled upstairs apartment; Ground‑floor space includes kitchenette and approx. 1,300 SF, with 7 parking spaces and a dedicated parking lot; Upstairs apartment features 3 bedrooms and 1 bath with approx. 1,000 SF, plus a large patio area for outdoor dining
