Commercial Land with Existing
New
For Sale
$6,500,000
848 Vine Street, Los Angeles, CA 90038
Commercial land with existing tenancy and commercial, residential, and mixed-use development potential.
Property Size9,255 SF
Days on Market2
Property Features for 848 Vine Street
General Information
Standard status
Active
Size
9,255 SF
Property subtype
Retail
Building Details
Building Size
9,255 SF
Year Built
1954
Listing Agency:
Lee & Associates | Investment Services Group
(310) 266-3648
Listed By:
Jesse Munoz · License #00848427
(310) 266-3648
Source:
Lee-associates
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 3:49AM
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 Lee & Associates | Investment Services Group
Investment Insights
Based on property information with market context.
This commercial land property at 848 Vine Street includes existing tenancy and was built in 1954. The source information identifies commercial, residential, and mixed-use development potential, along with a range of housing and economic incentive designations.
The property is positioned within a High-Quality Transit Corridor and has a Walk Score of 93. Its Hollywood setting places it near Larchmont, West Hollywood, and DTLA, as well as major studios, production facilities, creative employers, restaurants, cafés, galleries, and neighborhood retail. The source information also notes an adjacent parcel is available.
The property is positioned within a High-Quality Transit Corridor and has a Walk Score of 93. Its Hollywood setting places it near Larchmont, West Hollywood, and DTLA, as well as major studios, production facilities, creative employers, restaurants, cafés, galleries, and neighborhood retail. The source information also notes an adjacent parcel is available.
Key Highlights
- Existing tenancy on commercial land at 848 Vine Street
- Commercial, residential, and mixed‑use development potential
- Walk Score of 93 within a High‑Quality Transit Corridor
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
$214,782
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
3.30%
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%
$4,295,640
$4.3M
Cap Rate 7%
$3,068,314
$3.1M
Cap Rate 9%
$2,386,467
$2.4M
Market Conditions
NOI Build-Up for 9,255 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
$342.1K $36.96/SF
− Vacancy
−$35.2K −$3.81/SF
EGI
$306.8K $33.15/SF
− OpEx
−$92.0K −$9.95/SF
NOI
$214.8K $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%
$4,295,640
Cap Rate 7%
$3,068,314
Cap Rate 9%
$2,386,467
Alternative Uses
Best Use
Retail
$3.07M
$2.68M – $3.58M
NOI $214,782 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$187.50M
$164.06M – $218.75M
NOI $13,125,052 @ 7.0% cap · market cap 201.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6,222
Businesses Nearby
90k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 25%
Office Supplies 20%
Beauty & Spa 2%
McDonald's
Dining
36,826 visits/mo
0.2 miles
Staples
Office Supplies
18,425 visits/mo
0.3 miles
Chase Bank
Shops & Services
13,591 visits/mo
0.3 miles
Bank of America
Shops & Services
9,377 visits/mo
0.2 miles
The Kickin' Crab
Dining
4,603 visits/mo
0.3 miles
Demographics for 90038, CA
27,414
Population
14,998
Households
1.8
Avg Household Size
36
Median Age
41%
College-Educated
76%
High-School Grad
1.5 sq mi
ZIP Area
18,276
Density / Sq Mi
$61,566
Median Household Income
$36,844
Median Earnings
$1,764
Median Rent
$1,089,200
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land with existing tenancy and commercial, residential, and mixed-use development potential.
Where is this commercial land located?
The property is located at 848 Vine Street Los Angeles, CA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Existing tenancy on commercial land at 848 Vine Street; Commercial, residential, and mixed‑use development potential; Walk Score of 93 within a High‑Quality Transit Corridor
