Corner Lot Mixed-Use Income
For Sale
$899,000
6525 Holmes Ave, Los Angeles, CA 90001
Corner lot mixed-use building with a ground-floor mini market and two residential units above plus storage garages.
Property Size3,347 SF
Days on Market140
Property Features for 6525 Holmes Ave
General Information
Standard status
Active
Size
3,347 SF
Property subtype
MULTI_FAMILY
Building Details
Building Size
3,347 SF
Year Built
1915
Listing Agency:
Exclusive Realty Inc
Listed By:
Benjamin Shamouelian · License #01703755
(310) 500-9164
Source:
Milsteinestates
Added: May 5
Changed: Sep 10
Last Checked: Sep 20 at 10:29AM
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 Exclusive Realty Inc
Investment Insights
Based on property information with market context.
This mixed-use income property features a ground-floor mini market tenant and two residential units on the second floor. The market operates with a beer and wine license and is currently paying $2,916.50 per month under a 5-year lease structure with approximately three years remaining and a 5-year option that includes rent increases each year. Above, there is a 2-bedroom/1-bath unit paying $1,591 per month plus $50 per month for parking an additional car, along with a 1-bedroom/1-bath unit paying $1,580 per month. The owner pays for water. The property also includes two storage garages on the lot, with one used by the 2-bedroom unit tenant and one vacant and not currently in use. An advertising sign on the side of the building provides a few hundred dollars per year to the owner. The building sits on a large 7,545 square foot corner lot.
The mini market is located on Holmes Ave at the ground-floor level, with residential units positioned on the second floor. The property is currently under the County of Los Angeles.
For buyers and long-term holders, the combination of a retail tenant with two above-unit residences can support a straightforward mixed-income setup, while the additional storage and corner-lot footprint may be useful for operational flexibility. Buyers should verify for themselves what can be built on the property. The seller also notes the property may be suitable for a 1031 exchange, subject to buyer and/or buyer’s agent confirmation of eligibility.
The mini market is located on Holmes Ave at the ground-floor level, with residential units positioned on the second floor. The property is currently under the County of Los Angeles.
For buyers and long-term holders, the combination of a retail tenant with two above-unit residences can support a straightforward mixed-income setup, while the additional storage and corner-lot footprint may be useful for operational flexibility. Buyers should verify for themselves what can be built on the property. The seller also notes the property may be suitable for a 1031 exchange, subject to buyer and/or buyer’s agent confirmation of eligibility.
Key Highlights
- Mixed‑use building built in 1915 on a 7,545 sq. ft. corner lot
- Ground‑floor mini market tenant on Holmes Ave. paying $2,916.50/month with ~3 years remaining on a 5‑year lease and 5‑year option
- Market lease includes rent increases each year; advertising sign on the building side generates a few hundred dollars per year for the owner
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
$77,674
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
8.64%
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%
$1,553,480
$1.6M
Cap Rate 7%
$1,109,629
$1.1M
Cap Rate 9%
$863,044
$863.0K
Market Conditions
NOI Build-Up for 3,347 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
$123.7K $36.96/SF
− Vacancy
−$12.7K −$3.81/SF
EGI
$111.0K $33.15/SF
− OpEx
−$33.3K −$9.95/SF
NOI
$77.7K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
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%
$1,553,480
Cap Rate 7%
$1,109,629
Cap Rate 9%
$863,044
Alternative Uses
Best Use
Multifamily LT 5
$67.81M
$59.33M – $79.11M
NOI $4,746,575 @ 7.0% cap · market cap 527.98%
Second Best
Apartment 5plus
$59.17M
$51.78M – $69.03M
NOI $4,142,093 @ 7.0% cap · market cap 460.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,571
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90001, CA
55,859
Population
13,998
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
49%
High-School Grad
3.3 sq mi
ZIP Area
16,927
Density / Sq Mi
$60,751
Median Household Income
$30,672
Median Earnings
$1,471
Median Rent
$513,300
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Corner lot mixed-use building with a ground-floor mini market and two residential units above plus storage garages.
Where is this grocery and convenience store located?
The property is located at 6525 Holmes Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Mixed‑use building built in 1915 on a 7,545 sq. ft. corner lot; Ground‑floor mini market tenant on Holmes Ave. paying $2,916.50/month with ~3 years remaining on a 5‑year lease and 5‑year option; Market lease includes rent increases each year; advertising sign on the building side generates a few hundred dollars per year for the owner
