Multi-Family Development Office
For Sale
$1,399,000
7112 Victoria Avenue, Los Angeles, CA 90043
A 3,830 sq ft office building on a 17,860 sq ft lot within R3 Transit Oriented Communities Tier 3 overlay.
Property Size3,830 SF
Price / SF$365.27
Days on Market64
Property Features for 7112 Victoria Avenue
General Information
Standard status
Active
Size
3,830 SF
Property subtype
General Commercial
Amenities
Carbon Monoxide Detector
3
Building Details
Year Built
1944
Listing Agency:
YOLANDA WASHINGTON
(323) 571-0872
Listed By:
Yolanda Washington
Source:
Xome
Added: Jun 7
Changed: Aug 8
Last Checked: Aug 9 at 4:59AM
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 YOLANDA WASHINGTON
Investment Insights
Based on property information with market context.
The property consists of a 3,830 sq ft office building currently used as office space occupied by a non-profit organization. The site sits on a 17,860 sq ft lot and is presented as a development opportunity.
The property is zoned R3 Multi-Family Residential and is subject to a Transit Oriented Communities (TOC) Tier 3 overlay. Tier 3 TOC is described in the marketing materials as offering density incentives and reduced parking requirements, and it is positioned for multi-family development, affordable housing, or community-focused projects.
This listing is being offered for sale with the building in its current office configuration while the site’s zoning and TOC Tier 3 overlay support redevelopment planning.
The property is zoned R3 Multi-Family Residential and is subject to a Transit Oriented Communities (TOC) Tier 3 overlay. Tier 3 TOC is described in the marketing materials as offering density incentives and reduced parking requirements, and it is positioned for multi-family development, affordable housing, or community-focused projects.
This listing is being offered for sale with the building in its current office configuration while the site’s zoning and TOC Tier 3 overlay support redevelopment planning.
Key Highlights
- 3,830 sq ft office building on a 17,860 sq ft (0.41‑acre) lot
- Zoned R3 (Multi‑Family Residential) with Transit Oriented Communities (TOC) Tier 3 overlay
- Tier 3 TOC includes potential density bonuses and reduced parking requirements
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
$90,910
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
6.50%
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%
$1,818,200
$1.8M
Cap Rate 7%
$1,298,714
$1.3M
Cap Rate 9%
$1,010,111
$1.0M
Market Conditions
NOI Build-Up for 3,830 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
$148.9K $38.88/SF
− Vacancy
−$27.7K −$7.23/SF
EGI
$121.2K $31.65/SF
− OpEx
−$30.3K −$7.91/SF
NOI
$90.9K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$1,818,200
Cap Rate 7%
$1,298,714
Cap Rate 9%
$1,010,111
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.52M
NOI $90,910 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$77.59M
$67.89M – $90.53M
NOI $5,431,545 @ 7.0% cap · market cap 388.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,088
Businesses Nearby
Explore this area
Business Placement
Demographics for 90043, CA
46,179
Population
18,307
Households
2.5
Avg Household Size
41
Median Age
31%
College-Educated
85%
High-School Grad
4.1 sq mi
ZIP Area
11,263
Density / Sq Mi
$65,496
Median Household Income
$42,077
Median Earnings
$1,424
Median Rent
$867,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - A 3,830 sq ft office building on a 17,860 sq ft lot within R3 Transit Oriented Communities Tier 3 overlay.
Where is this office building located?
The property is located at 7112 Victoria Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 3,830 sq ft office building on a 17,860 sq ft (0.41‑acre) lot; Zoned R3 (Multi‑Family Residential) with Transit Oriented Communities (TOC) Tier 3 overlay; Tier 3 TOC includes potential density bonuses and reduced parking requirements
