East LA Investment
For Sale
$1,450,000
5110 Whittier, Los Angeles, CA 90022
Fully leased 2-unit commercial building on high-traffic Whittier Blvd.
Property Size3,040 SF
Days on Market197
Property Features for 5110 Whittier
General Information
Standard status
Active
Size
3,040 SF
Property subtype
Mixed Use
Building Details
Building Size
3,040 SF
Year Built
1929
Listing Agency:
Century 21 Allstars
Listed By:
Danny Navarro · License #01938421
(949) 903-6633
Source:
Archetyperealty
Added: Feb 23
Changed: Aug 23
Last Checked: Sep 7 at 9:13AM
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 Century 21 Allstars
Investment Insights
Based on property information with market context.
Located on Whittier Boulevard in East Los Angeles, this commercial property presents an investment opportunity. The single-structure building features two units and is fully leased to established tenants. The front unit is leased to Olvera Music for $5,500 per month, while the rear unit is leased to ACN Autobuses Coordinados de Nayarit for $3,000 per month. The total gross monthly income is $8,800, resulting in an annual gross income of $105,600. The property operates with no landlord expenses. The location offers high visibility with street frontage and benefits from pedestrian and vehicle traffic. The surrounding area includes residential neighborhoods and retail businesses. The property is located near freeways, public transportation, and commercial corridors serving the East Los Angeles community. The location has a walk score of 90, indicating it is very walkable, a transit score of 59, indicating good transit options, and a bike score of 61, indicating it is bikeable.
Key Highlights
- Fully leased 2‑unit commercial building in prime East Los Angeles location on high‑traffic Whittier Blvd.
- 100% occupancy with stable, established tenants (Olvera Music & ACN Autobuses Coordinados de Nayarit).
- Annual Gross Income of $105,600.
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
$76,842
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
5.30%
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%
$1,536,840
$1.5M
Cap Rate 7%
$1,097,743
$1.1M
Cap Rate 9%
$853,800
$853.8K
Market Conditions
NOI Build-Up for 3,040 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
$112.4K $36.96/SF
− Vacancy
−$2.6K −$0.85/SF
EGI
$109.8K $36.11/SF
− OpEx
−$32.9K −$10.83/SF
NOI
$76.8K $25.28/SF
Area
ZIP 90022
Vacancy
2.30%
Lease Rate
$36.96 /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%
$1,536,840
Cap Rate 7%
$1,097,743
Cap Rate 9%
$853,800
Alternative Uses
Best Use
Retail
$1.10M
$960.5K – $1.28M
NOI $76,842 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.45M
NOI $86,702 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,273
Businesses Nearby
Under-served
Demand for This Use
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 Retail in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Floreria Karen — 4725 E Olympic Blvd, East Los Angeles, CA 90022
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- Alisol Flowers & Seasonal Shop — 504 s atlantic blvd, los angeles, ca 90022
Frequently Asked Questions
What type of property is this?
Storefront property - Fully leased 2-unit commercial building on high-traffic Whittier Blvd.
Where is this storefront property located?
The property is located at 5110 Whittier Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Fully leased 2‑unit commercial building in prime East Los Angeles location on high‑traffic Whittier Blvd.; 100% occupancy with stable, established tenants (Olvera Music & ACN Autobuses Coordinados de Nayarit).; Annual Gross Income of $105,600.
