Mixed-Use Property with Grocery
New
For Sale
$1,100,000
801 N Marianna Avenue, Los Angeles, CA 90063
Los Angeles, CA
Property Size1,920 SF
Lot Size0.11 Acres
Price / SF$572.92
Days on Market2
Property Features for 801 N Marianna Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Kitchen, Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 1
Parking features
Driveway
Lot features
Paved, Landscaped, 2-5 Units/ Acre, Front Yard, Back Yard, Yard
View
Hills, City
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Turn right onto Floral Drive, turn right onto N. Marianna Ave and the destination will be on the left.
Subdivision
699 - Not Defined
Standard status
Active
APN
5226043024
Size
1,920 SF
Lot size
0.11 Acres
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
covered patio area
Building Details
Year built
1924
Floors in Building
2
Number of units
4
Flooring type
Tile
Listing Agency:
REALTY MASTERS & ASSOCIATES
(909) 303-4500
Listed By:
Zoram Luna · License #01743140
(909) 725-3339
Added: Aug 24
Last Checked: Aug 25 at 4:06AM
MLS# CV26185540
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,920-square-foot mixed-use property, built in 1924, combines a neighborhood grocery market on the ground level with two upstairs residential units. Each apartment offers one bedroom, one bathroom, a kitchen, and a dedicated dining area; both have been updated and are leased month to month. The commercial floor includes an operating grocery business with multiple alcohol licenses, along with a covered patio area.
The property occupies 0.1069 acres in Los Angeles and provides driveway parking for multiple vehicles. Building systems include central heating and central air, while the site is served by public water and public sewer. Water is available, and tile flooring is present.
The property occupies 0.1069 acres in Los Angeles and provides driveway parking for multiple vehicles. Building systems include central heating and central air, while the site is served by public water and public sewer. Water is available, and tile flooring is present.
Key Highlights
- 1,920‑square‑foot mixed‑use property on 0.1069 acres
- Two 1‑bedroom, 1‑bathroom residential units on the second floor
- Updated upstairs units with kitchens and dedicated dining areas
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
$51,998
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
4.73%
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%
$1,039,960
$1.0M
Cap Rate 7%
$742,829
$742.8K
Cap Rate 9%
$577,756
$577.8K
Market Conditions
NOI Build-Up for 1,920 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
$71.0K $36.96/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$69.3K $36.11/SF
− OpEx
−$17.3K −$9.03/SF
NOI
$52.0K $27.08/SF
Area
Los Angeles, CA
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%
$1,039,960
Cap Rate 7%
$742,829
Cap Rate 9%
$577,756
Alternative Uses
Best Use
Apartment 5plus
$33.94M
$29.70M – $39.60M
NOI $2,376,104 @ 7.0% cap · market cap 216.01%
Second Best
Specialty Retail
$742.8K
$650.0K – $866.6K
NOI $51,998 @ 7.0% cap · market cap 4.73%
Theoretical Best
Multifamily LT 5
$38.90M
$34.04M – $45.38M
NOI $2,722,863 @ 7.0% cap · market cap 247.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
861
Businesses Nearby
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two updated residential units sit above an established neighborhood grocery market with a covered patio and driveway parking.
Where is this mixed-use property located?
The property is located at 801 N Marianna Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 1,920‑square‑foot mixed‑use property on 0.1069 acres; Two 1‑bedroom, 1‑bathroom residential units on the second floor; Updated upstairs units with kitchens and dedicated dining areas
