East Los Angeles Mixed-Use
For Sale
$1,000,000
5609 E Beverly Boulevard East Los, Los Angeles, CA 90022
Mixed-use property with retail and residential units in East Los Angeles.
Property Size3,108 SF
Price / SF$321.75
Days on Market287
Property Features for 5609 E Beverly Boulevard East Los
General Information
Standard status
Active
Size
3,108 SF
Property subtype
Triplex
Building Details
Year Built
1962
Stories
2
Listing Agency:
TREELANE REALTY GRP
(626) 625-5034
Listed By:
KINNY LIN · License #01244019
(626) 625-5034
Source:
Kw
Added: Nov 10, 2025
Changed: Aug 23
Last Checked: Aug 23 at 6:46AM
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 TREELANE REALTY GRP
Investment Insights
Based on property information with market context.
This mixed-use property is located on Beverly Blvd in downtown East Los Angeles, offering convenient access to Fwy 60, Fwy 710, 5, and 10. The property features three units. The front unit, 5609, is approximately 1204 square feet and includes multiple rooms and two bathrooms. It was previously used as an office or retail store, but might be converted back to residential use, subject to planning department approval. The rear two-story building, 5611 and 5613, comprises 1904 square feet and contains two units, each with two bedrooms and one bathroom. The property has three electric and three gas meters. Gated car parking is accessible from the rear alley. The property is suitable for owner use or investment. 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
- Prime location on Beverly Blvd in downtown East Los Angeles.
- Excellent walkability score (90) indicating convenient access to amenities.
- Easy freeway access to Fwy 60, 710, 5, and 10.
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
$53,613
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
5.36%
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%
$1,072,260
$1.1M
Cap Rate 7%
$765,900
$765.9K
Cap Rate 9%
$595,700
$595.7K
Market Conditions
NOI Build-Up for 3,108 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
$93.2K $30.00/SF
− Vacancy
−$7.5K −$2.40/SF
EGI
$85.8K $27.60/SF
− OpEx
−$32.2K −$10.35/SF
NOI
$53.6K $17.25/SF
Area
ZIP 90022
Vacancy
8.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,072,260
Cap Rate 7%
$765,900
Cap Rate 9%
$595,700
Alternative Uses
Best Use
Mixed Use
$765.9K
$670.2K – $893.6K
NOI $53,613 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,642 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,501
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail and residential units in East Los Angeles.
Where is this mixed-use property located?
The property is located at 5609 E Beverly Boulevard East Los Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Prime location on Beverly Blvd in downtown East Los Angeles.; Excellent walkability score (90) indicating convenient access to amenities.; Easy freeway access to Fwy 60, 710, 5, and 10.
