Artist Live/Work Building For
For Sale
Contact for pricing
606 E 6th St, Los Angeles, CA
Live/work building with yards, parking, and permitted multi-unit residential.
Property Size9,285 SF
Lot Size0.32 Acres
Price / SF$484.65
Days on Market300
Property Features for 606 E 6th St
General Information
Standard status
Active
Size
9,285 SF
Lot size
0.32 Acres
Property subtype
MULTIFAMILY
Properties For Sale
at 606 E 6th St Contact us- Size
- 9,285 SF
- Type
- MULTIFAMILY
- Lease Type
- GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
606 E 6th St
Artist live/work building with 2 fenced yards, 33 parking spaces, natural lighting...
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Listing Agency:
Lee & Associates
(323) 767-2033
Listed By:
Matthew Artukovich · License #01188251
(323) 767-2033
Source:
Moodyscre
Added: Oct 15, 2025
Changed: Aug 8
Last Checked: Aug 10 at 7:17AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This is an artist live/work building featuring two fenced yards. The property includes 33 parking spaces and benefits from natural lighting provided by skylights and windows. It is permitted for multi-unit residential use and is equipped with a kitchen, bathrooms, showers, washer, and dryer. The property has a size of 9285 square feet.
Key Highlights
- Permitted multi‑unit residential with kitchen, bathrooms, showers, washer, and dryer.
- Artist live/work building.
- 33 parking spaces.
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
$188,021
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
4.18%
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%
$3,760,420
$3.8M
Cap Rate 7%
$2,686,014
$2.7M
Cap Rate 9%
$2,089,122
$2.1M
Market Conditions
NOI Build-Up for 9,285 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
$334.3K $36.00/SF
− Vacancy
−$33.4K −$3.60/SF
EGI
$300.8K $32.40/SF
− OpEx
−$112.8K −$12.15/SF
NOI
$188.0K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /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%
$3,760,420
Cap Rate 7%
$2,686,014
Cap Rate 9%
$2,089,122
Alternative Uses
Best Use
Apartment 5plus
$164.15M
$143.63M – $191.51M
NOI $11,490,689 @ 7.0% cap · market cap 255.35%
Second Best
Mixed Use
$2.69M
$2.35M – $3.13M
NOI $188,021 @ 7.0% cap · market cap 4.18%
Theoretical Best
Multifamily LT 5
$188.11M
$164.59M – $219.46M
NOI $13,167,597 @ 7.0% cap · market cap 292.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
926
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Live/work building with yards, parking, and permitted multi-unit residential.
Where is this live-work space located?
The property is located at 606 E 6th St Los Angeles, CA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Permitted multi‑unit residential with kitchen, bathrooms, showers, washer, and dryer.; Artist live/work building.; 33 parking spaces.
