Mixed-Use Property in East Los
For Sale
$1,000,000
5609 56115613 E Beverly Blvd 3, East Los Angeles, CA 90022
Three units on Beverly Blvd, great for owner use.
Property Size3,110 SF
Lot Size0.12 Acres
Price / SF$830.56
Days on Market151
Property Features for 5609 56115613 E Beverly Blvd 3
General Information
Standard status
Active
Size
3,110 SF
Lot size
0.12 Acres
Property subtype
Commercial
Building Details
Building Size
3,110 SF
Year Built
1962
Listing Agency:
TREELANE REALTY GRP, INC.
(626) 625-5034
Listed By:
KINNY LIN · License #01244019
(626) 625-5034
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:24AM
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, INC.
Investment Insights
Based on property information with market context.
This mixed-use property features three units situated on Beverly Blvd in downtown East Los Angeles, offering convenient access to Fwy 60 and quick connections to Fwy 710, 5, and 10. The front unit, located at 5609 E Beverly Blvd, is approximately 1204 square feet and includes multiple rooms and two bathrooms. Previously used as an office or retail store, it may be converted back to residential use, subject to planning department approval. The rear two-story building, located at 5611 and 5613 E Beverly Blvd, comprises 1904 square feet and contains two units, each with two bedrooms and one bathroom. The property includes rear alley access to gated car parking. There are three electric and three gas meters. This property presents an opportunity for owner use or investment.
Key Highlights
- Prime location on Beverly Blvd in downtown East Los Angeles.
- Easy freeway access to Fwy 60, 710, 5, and 10.
- Three units on one lot: front commercial/residential unit and a rear 2‑story building with two 2‑bedroom/1‑bath units.
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
$30,433
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
3.04%
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%
$608,660
$608.7K
Cap Rate 7%
$434,757
$434.8K
Cap Rate 9%
$338,144
$338.1K
Market Conditions
NOI Build-Up for 1,204 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
$44.5K $36.96/SF
− Vacancy
−$1.0K −$0.85/SF
EGI
$43.5K $36.11/SF
− OpEx
−$13.0K −$10.83/SF
NOI
$30.4K $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%
$608,660
Cap Rate 7%
$434,757
Cap Rate 9%
$338,144
Alternative Uses
Best Use
Retail
$434.8K
$380.4K – $507.2K
NOI $30,433 @ 7.0% cap · market cap 3.04%
Second Best
Multifamily LT 5
$394.4K
$345.1K – $460.2K
NOI $27,610 @ 7.0% cap · market cap 2.76%
Theoretical Best
Office A
$490.6K
$429.2K – $572.3K
NOI $34,339 @ 7.0% cap · market cap 3.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,265
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three units on Beverly Blvd, great for owner use.
Where is this mixed-use property located?
The property is located at 5609 56115613 E Beverly Blvd 3 East 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.; Easy freeway access to Fwy 60, 710, 5, and 10.; Three units on one lot: front commercial/residential unit and a rear 2‑story building with two 2‑bedroom/1‑bath units.
