Creative Live/Work Flex
For Sale
$1,495,000
5017 Exposition Blvd, Los Angeles, CA 90016
Two-story renovated live/work and flex campus near transit.
Property Size4,400 SF
Price / SF$339.77
Days on Market201
Property Features for 5017 Exposition Blvd
General Information
Standard status
Active
Size
4,400 SF
Property subtype
Vacant-User
Amenities
Mid-City Creative Corridor – Steps to the E Line with Direct Connectivity to Culver City, USC/Expo Park, Downtown LA & Santa Monica
Rare Creative Campus – Two Permitted Artist-in-Residence Live/Work Units + One Flex Office
Turn-Key Renovation – 4,400 SF Free-Standing Building (Renovated 2005) with Skylights & Open Volumes
Clean Environmental – Clean Phase I and Phase II Reports Completed in 2025
Flexible Zoning – LAM1 Allows Creative Office, Light Industrial, Production, Gallery, Showroom & Live/Work. Certificate of Occupancy for 2 Live-Work Spaces (Buyer to Verify)
Demand Drivers – Minutes from Amazon MGM Studios, Apple Culver Crossings, Sony Pictures & Surrounding Creative Tech Ecosystem
Creative Configuration – Modernized Building Systems, High Functionality for Production, Content Creation, Design, or Hybrid Living
Three Income Components – Attractive to Investors Seeking Multi-Unit Cash Flow in a Growth Corridor Surrounded by West Adams Momentum – Major Mixed-Use, Retail, Culinary & Creative Developments Nearby
Building Details
Building Size
4,400 SF
Year Built
1948
Listing Agency:
Encino Office
Listed By:
Floyd Shaheen · License #License(s): CA: 01960743
(818) 212-2667
Source:
Marcusmillichap
Added: Apr 3
Changed: Oct 9
Last Checked: Oct 19 at 3:22AM
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 Encino Office
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Investment Insights
Based on property information with market context.
This two-story creative live/work and flex campus offers versatility in a growing creative and transit-oriented area. The property has been thoughtfully renovated and is highly adaptable. It features two legally permitted Artist-in-Residence (live/work) units and one flex office suite. Each unit benefits from open volumes, skylights, and modernized building systems. The LAM1 zoning and clean Phase I & Phase II reports provide flexibility across a spectrum of creative, production, and light industrial uses. The building's configuration supports users seeking a hybrid lifestyle, creative firms wanting identity and control, or investors pursuing a multi-unit income strategy. Located steps from the Expo/La Brea E Line station, it provides rail access to Culver City, USC/Expo Park, Downtown LA, and Santa Monica. Proximity to major studio and tech employers drives long-term stability and demand for creative workspace in this emerging district. A full renovation was completed in 2005. The property has skylights bringing natural light and flexible floorplates ideal for adaptive creative reconfiguration. The property size is 4400 square feet.
Key Highlights
- Rare creative live/work and flex campus in a rapidly growing, transit‑oriented location.
- Two legally permitted Artist‑in‑Residence (live/work) units and one flex office suite.
- LAM1 zoning and clean Phase I & Phase II reports offer flexibility.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$104,439
Cap Rate
6.99%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,088,780
$2.1M
Cap Rate 7%
$1,491,986
$1.5M
Cap Rate 9%
$1,160,433
$1.2M
Market Conditions
NOI Build-Up for 4,400 SF
Gross rent
$171.1K $38.88/SF
− Vacancy
−$31.8K −$7.23/SF
EGI
$139.3K $31.65/SF
− OpEx
−$34.8K −$7.91/SF
NOI
$104.4K $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 Rate 5%
$2,088,780
Cap Rate 7%
$1,491,986
Cap Rate 9%
$1,160,433
Alternative Uses
Best Use
Office B
$1.49M
$1.31M – $1.74M
NOI $104,439 @ 7.0% cap · market cap 6.99%
Second Best
Mixed Use
$1.27M
$1.11M – $1.49M
NOI $89,100 @ 7.0% cap · market cap 5.96%
Theoretical Best
Multifamily LT 5
$89.14M
$78.00M – $104.00M
NOI $6,239,895 @ 7.0% cap · market cap 417.38%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
1,397
Businesses Nearby
Explore this area
Business Placement
Demographics for 90016, CA
46,512
Population
19,529
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
79%
High-School Grad
3.6 sq mi
ZIP Area
12,920
Density / Sq Mi
$71,067
Median Household Income
$42,292
Median Earnings
$1,729
Median Rent
$919,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
Frequently Asked Questions
What type of property is this?
Live-work space - Two-story renovated live/work and flex campus near transit.
Where is this live-work space located?
The property is located at 5017 Exposition Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Rare creative live/work and flex campus in a rapidly growing, transit‑oriented location.; Two legally permitted Artist‑in‑Residence (live/work) units and one flex office suite.; LAM1 zoning and clean Phase I & Phase II reports offer flexibility.
