Mixed-Use Grocery Store
For Sale
$1,150,000
801 North Marianna Avenue, Los Angeles, CA 90063
A mixed-use building with an operating grocery store and two upstairs 1-bedroom units plus rear yard parking.
Property Size1,920 SF
Price / SF$598.96
Days on Market262
Property Features for 801 North Marianna Avenue
General Information
Standard status
Active
Size
1,920 SF
Total Parking Spaces
3
Property subtype
Commercial Sale / Mixed Use
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
1924
Listing Agency:
New Century Homes
(626) 918-7707
Listed By:
Ramon Diaz · License #01119937
(626) 918-7707
Source:
Compass
Added: Nov 24, 2025
Changed: Aug 8
Last Checked: Jul 23 at 3:33AM
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 New Century Homes
Investment Insights
Based on property information with market context.
This mixed-use property combines a fully functional grocery store with residential living space above. The building features two upstairs units, each with one bedroom, one bathroom, and a kitchen with a dining area. The ground-floor space is operated as a grocery store by the owner, with the sale also including the store’s equipment and inventory.
The property includes a 3-car parking area in the back yard. Per the seller, the building and grocery business must close escrow concurrently, and the transaction will be structured as a 1031 Exchange at no cost to the buyers. The offering is located at 801 North Marianna Avenue, Los Angeles, CA 90063.
The property includes a 3-car parking area in the back yard. Per the seller, the building and grocery business must close escrow concurrently, and the transaction will be structured as a 1031 Exchange at no cost to the buyers. The offering is located at 801 North Marianna Avenue, Los Angeles, CA 90063.
Key Highlights
- Mixed‑use building (built 1924) with an operating grocery store plus 2 upstairs 1‑bedroom, 1‑bath units
- Upstairs layout includes 1‑bedroom/1‑bath units with a kitchen and dining area in each unit
- Owner‑operated grocery store has been operated for more than 20 years and is included with equipment and inventory
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
4.52%
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
Multifamily LT 5
$38.90M
$34.04M – $45.38M
NOI $2,722,863 @ 7.0% cap · market cap 236.77%
Second Best
Apartment 5plus
$33.94M
$29.70M – $39.60M
NOI $2,376,104 @ 7.0% cap · market cap 206.62%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
861
Businesses Nearby
Under-served
Demand for This Use
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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Similar Off Market Nearby
- La Blanquita — 4136 E Cesar E Chavez Ave, Los Angeles, CA 90063
- Plaza Market — 4121 City Terrace Dr, Los Angeles, CA 90063
- Food Mart — 3541 E Cesar E Chavez Ave, Los Angeles, CA 90063
- Mercado Hidalgo — 4101 City Terrace Dr, Los Angeles, CA 90063
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - A mixed-use building with an operating grocery store and two upstairs 1-bedroom units plus rear yard parking.
Where is this grocery and convenience store located?
The property is located at 801 North Marianna Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Mixed‑use building (built 1924) with an operating grocery store plus 2 upstairs 1‑bedroom, 1‑bath units; Upstairs layout includes 1‑bedroom/1‑bath units with a kitchen and dining area in each unit; Owner‑operated grocery store has been operated for more than 20 years and is included with equipment and inventory
