Operational Mexican
For Sale
$1,300,000
5949 Whittier, Los Angeles, CA 90022
Fully operational Mexican food restaurant for sale with included equipment, furnishings, and beer and wine license.
Property Size1,940 SF
Price / SF$670.10
Days on Market112
Property Features for 5949 Whittier
General Information
Standard status
Active
Size
1,940 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$11,681
Amenities
Central Air
3
Composition
Public Transport.
Building Details
Year Built
1927
Listing Agency:
RE/MAX Dynasty
(562) 698-8454
Listed By:
Debra LaCour Herrera
(909) 992-8430
Source:
Xome
Added: May 18
Changed: Sep 1
Last Checked: Sep 5 at 5:02AM
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 RE/MAX Dynasty
Investment Insights
Based on property information with market context.
This offering includes a fully operational Mexican food restaurant, presented together as a business opportunity and real property. The sale includes the equipment and furnishings needed to run the concept, and it also includes a beer and wine license. The owner may consider a structure where the business is sold while the building is leased.
The property is described as being in the heart of East Los Angeles, with walkability and transit accessibility supported by the provided Walk Score and Transit Score metrics.
The transaction is for sale, with the business and the real estate being sold together as part of one offering.
The property is described as being in the heart of East Los Angeles, with walkability and transit accessibility supported by the provided Walk Score and Transit Score metrics.
The transaction is for sale, with the business and the real estate being sold together as part of one offering.
Key Highlights
- Fully operational Mexican food restaurant for sale with included equipment and furnishings
- Beer and wine license included
- Real property and business opportunity sold together
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
$52,540
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
4.04%
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%
$1,050,800
$1.1M
Cap Rate 7%
$750,571
$750.6K
Cap Rate 9%
$583,778
$583.8K
Market Conditions
NOI Build-Up for 1,940 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
$71.7K $36.96/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$70.1K $36.11/SF
− OpEx
−$17.5K −$9.03/SF
NOI
$52.5K $27.08/SF
Area
ZIP 90022
Vacancy
2.30%
Lease Rate
$36.96 /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%
$1,050,800
Cap Rate 7%
$750,571
Cap Rate 9%
$583,778
Alternative Uses
Best Use
Specialty Retail
$750.6K
$656.8K – $875.7K
NOI $52,540 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$790.4K
$691.6K – $922.2K
NOI $55,330 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,695
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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully operational Mexican food restaurant for sale with included equipment, furnishings, and beer and wine license.
Where is this conventional restaurant located?
The property is located at 5949 Whittier Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Fully operational Mexican food restaurant for sale with included equipment and furnishings; Beer and wine license included; Real property and business opportunity sold together
