Creative Office Building with
For Sale
$8,000,000
5458 Washington Boulevard, Los Angeles, CA 90016
Flexible office property with enclosed offices, conference rooms, recording space, and secured off-street parking.
Property Size10,021 SF
Price / SF$798.32
Days on Market322
Property Features for 5458 Washington Boulevard
General Information
Standard status
Active
Size
10,021 SF
Property subtype
General Commercial
Additional Details
Furnished
Yes
Opportunity Zone
Yes
Amenities
intercom gated entry
separate glass door entrances
two reception areas
ten glass enclosed offices
three conference rooms
farm table type workstations
communal living room gathering spaces
traditional workstations & cubicles
outdoor covered private patio area with retractable awnings
kitchens
bathrooms
IT rooms
three separately metered 200 amp panels
soundstage room
ceiling heights of 11 ft+
3
LACM
Corner Lot.
17 Parking Spaces.
Gated Community, Corner.
Building Details
Year Built
1948
Listing Agency:
The Agency
(424) 230-3700
Listed By:
Christine Kim · License #01914081
Source:
Xome
Added: Oct 13, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:52PM
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 The Agency
Investment Insights
Based on property information with market context.
The 10,021-square-foot office property, built in 1948, comprises three adjoining office spaces with separate glass-door entries. The layout includes two reception areas, 10 glass-enclosed offices, three conference rooms, kitchens, bathrooms, and IT rooms serving each space. Work areas combine communal gathering zones with farm-table-style and conventional workstations. A soundstage supports video and audio recording, while ceiling heights reach 11 ft+.
An intercom-controlled gated entry provides access to 17 off-street parking spaces. The property also includes a covered private patio with retractable awnings, glass tables, chairs, and lounge seating. Electrical service consists of three separately metered 200 amp, single-phase panels. Located at 5458 Washington Boulevard in Los Angeles, the property is near Culver City and lies within an opportunity zone.
An intercom-controlled gated entry provides access to 17 off-street parking spaces. The property also includes a covered private patio with retractable awnings, glass tables, chairs, and lounge seating. Electrical service consists of three separately metered 200 amp, single-phase panels. Located at 5458 Washington Boulevard in Los Angeles, the property is near Culver City and lies within an opportunity zone.
Key Highlights
- 10,021 SF office property with three adjoining office spaces
- 10 glass‑enclosed offices, three conference rooms, and two reception areas
- Covered private patio with retractable awnings and lounge seating
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
$237,861
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
2.97%
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%
$4,757,220
$4.8M
Cap Rate 7%
$3,398,014
$3.4M
Cap Rate 9%
$2,642,900
$2.6M
Market Conditions
NOI Build-Up for 10,021 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
$389.6K $38.88/SF
− Vacancy
−$72.5K −$7.23/SF
EGI
$317.1K $31.65/SF
− OpEx
−$79.3K −$7.91/SF
NOI
$237.9K $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%
$4,757,220
Cap Rate 7%
$3,398,014
Cap Rate 9%
$2,642,900
Alternative Uses
Best Use
Office B
$3.40M
$2.97M – $3.96M
NOI $237,861 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$203.02M
$177.64M – $236.86M
NOI $14,211,361 @ 7.0% cap · market cap 177.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,268
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office property with enclosed offices, conference rooms, recording space, and secured off-street parking.
Where is this office building located?
The property is located at 5458 Washington Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: 10,021 SF office property with three adjoining office spaces; 10 glass‑enclosed offices, three conference rooms, and two reception areas; Covered private patio with retractable awnings and lounge seating
