Penthouse Live-Work
New
For Sale
Contact for pricing
530 S Hewitt St Suite #533, Los Angeles, CA 90021
L-shaped interior offers flexible planning with two bathrooms, custom cabinetry, and extensive built-in storage.
Property Size1,720 SF
Price / SF$819.77
Days on Market3
Property Features for 530 S Hewitt St Suite #533
General Information
Standard status
Active
Size
1,720 SF
Total Parking Spaces
2
Property subtype
Office
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Floor
Penthouse
Amenities
24/7 security
front desk
free common area wifi
outdoor lounge with firepit
resort-style rooftop heated pool with spa and BBQ areas
fitness center
Building Details
Tenancy
Single
Construction
heavy timber
Abandoned
No
Listing Agency:
Urbanlime Real Estate
Listed By:
Lorena Tomb · License #CA
Source:
Crexi
Added: Aug 31
Changed: Sep 2
Last Checked: Sep 2 at 1:36PM
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 Urbanlime Real Estate
Investment Insights
Based on property information with market context.
This 1,720-square-foot penthouse live-work space features an L-shaped plan that supports multiple interior arrangements. Sixteen-foot windows provide unobstructed city views, while heavy timber ceilings rise to approximately 21 feet. Interior finishes include hardwood flooring, century-old wood posts and beams, a mirrored wall, custom cabinetry, built-in bookshelves, and a pantry. The open kitchen is equipped with stainless steel appliances and Caesarstone countertops. Two bathrooms are included, with one incorporating a built-in washer and dryer. A mezzanine is identified as one possible way to expand the usable live-work configuration.
Building amenities include 24/7 security, a front desk, common-area Wi-Fi, an outdoor lounge with firepit, and a rooftop heated pool, spa, BBQ areas, and fitness center. The unit also includes 2 coverage parking spaces and a storage unit. The property is across from Urth Caffe, Arts District Park, and the LA Cleantech Incubator, with nearby access to public transit and freeways.
Building amenities include 24/7 security, a front desk, common-area Wi-Fi, an outdoor lounge with firepit, and a rooftop heated pool, spa, BBQ areas, and fitness center. The unit also includes 2 coverage parking spaces and a storage unit. The property is across from Urth Caffe, Arts District Park, and the LA Cleantech Incubator, with nearby access to public transit and freeways.
Key Highlights
- 1,720 SF penthouse live‑work space with an L‑shaped floor plan
- 16 ft high windows with unobstructed city views
- Heavy timber ceilings reaching approximately 21 ft
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
$40,826
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
2.90%
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%
$816,520
$816.5K
Cap Rate 7%
$583,229
$583.2K
Cap Rate 9%
$453,622
$453.6K
Market Conditions
NOI Build-Up for 1,720 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
$66.9K $38.88/SF
− Vacancy
−$12.4K −$7.23/SF
EGI
$54.4K $31.65/SF
− OpEx
−$13.6K −$7.91/SF
NOI
$40.8K $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 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%
$816,520
Cap Rate 7%
$583,229
Cap Rate 9%
$453,622
Alternative Uses
Best Use
Office B
$583.2K
$510.3K – $680.4K
NOI $40,826 @ 7.0% cap · market cap 2.90%
Second Best
Mixed Use
$497.6K
$435.4K – $580.5K
NOI $34,830 @ 7.0% cap · market cap 2.47%
Theoretical Best
Multifamily LT 5
$34.85M
$30.49M – $40.65M
NOI $2,439,232 @ 7.0% cap · market cap 173.00%
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
5,568
Businesses Nearby
Explore this area
Business Placement
Demographics for 90021, CA
5,192
Population
1,694
Households
3.1
Avg Household Size
46
Median Age
20%
College-Educated
64%
High-School Grad
2.0 sq mi
ZIP Area
2,596
Density / Sq Mi
$32,250
Median Household Income
$35,528
Median Earnings
$984
Median Rent
$1,075,800
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?
Live-work space - L-shaped interior offers flexible planning with two bathrooms, custom cabinetry, and extensive built-in storage.
Where is this live-work space located?
The property is located at 530 S Hewitt St Suite #533 Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,410,000.
What are key features of this property?
This property features: 1,720 SF penthouse live‑work space with an L‑shaped floor plan; 16 ft high windows with unobstructed city views; Heavy timber ceilings reaching approximately 21 ft
