Land with Multifamily
For Sale
Contact for pricing
7111-7135 Lindley Ave, Los Angeles, CA 91335
Large lot suitable for multifamily, storage, or mixed-use development.
Property Size55,112 SF
Lot Size1.27 Acres
Price / SF$162.40
Days on Market1433
Property Features for 7111-7135 Lindley Ave
General Information
Standard status
Active
Size
55,112 SF
Lot size
1.27 Acres
Property subtype
Multifamily, Mixed Use, Land, Self Storage, Special Purpose
Zoning
C2-1, P-1
Building Details
Buildings
2
Stories
3
Listing Agency:
Roger Perry Group
Listed By:
Roger Perry · License #01882885
Source:
Crexi
Added: Sep 21, 2022
Changed: Aug 13
Last Checked: Aug 23 at 5:51AM
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 Roger Perry Group
Investment Insights
Based on property information with market context.
This 55,112-square-foot property is zoned C2, with a zoning change expected to be completed in a few months, potentially allowing for various uses such as multifamily housing, storage facilities, or mixed-use developments. Interested parties should verify permitted uses with the Los Angeles Department of Building and Safety (LADBS). The seller has initiated the entitlement process for a senior living project, planning for approximately 150 units and including cafeteria and common area spaces. The seller is open to carrying the note for up to two years at a 6.0% interest rate with a $1,000,000 upfront payment, terms are negotiable.
Key Highlights
- C2 zoning change to be completed soon, allowing for various uses.
- Seller financing available for up to 2 years at 6.0% with $1.0M down.
- Entitlement process started for a senior living project with cafeteria/common area 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
$684,634
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
7.65%
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%
$13,692,680
$13.7M
Cap Rate 7%
$9,780,486
$9.8M
Cap Rate 9%
$7,607,044
$7.6M
Market Conditions
NOI Build-Up for 55,112 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
$1.04M $18.96/SF
− Vacancy
−$66.9K −$1.21/SF
EGI
$978.0K $17.75/SF
− OpEx
−$293.4K −$5.32/SF
NOI
$684.6K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$13,692,680
Cap Rate 7%
$9,780,486
Cap Rate 9%
$7,607,044
Alternative Uses
Best Use
Apartment 5plus
$974.34M
$852.55M – $1,136.73M
NOI $68,204,079 @ 7.0% cap · market cap 762.06%
Second Best
Industrial
$9.78M
$8.56M – $11.41M
NOI $684,634 @ 7.0% cap · market cap 7.65%
Theoretical Best
Multifamily LT 5
$1,116.54M
$976.97M – $1,302.63M
NOI $78,157,522 @ 7.0% cap · market cap 873.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,605
Businesses Nearby
Explore this area
Business Placement
Demographics for 91335, CA
76,650
Population
25,615
Households
3
Avg Household Size
39
Median Age
30%
College-Educated
78%
High-School Grad
6.6 sq mi
ZIP Area
11,614
Density / Sq Mi
$77,164
Median Household Income
$37,470
Median Earnings
$1,811
Median Rent
$700,400
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Large lot suitable for multifamily, storage, or mixed-use development.
Where is this commercial land located?
The property is located at 7111-7135 Lindley Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $8,950,000.
What are key features of this property?
This property features: C2 zoning change to be completed soon, allowing for various uses.; Seller financing available for up to 2 years at 6.0% with $1.0M down.; Entitlement process started for a senior living project with cafeteria/common area spaces.
