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    Mixed-Use Property in South Los Angeles Title is generated by Realmo AI

    8905 S Western Ave, Los Angeles, CA 90047

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    Mixed-use property with retail and residential units in South Los Angeles.

    Type:Retail
    Property size:
    4,390 SF
    Price / SF:
    $177/SF
    Added:
    Mar 16, 2023
    Days on Market:
    1175
    Last Refresh:
    May 12 at 9:28 pm

    Property Features for 8905 S Western Ave

    General Information

    Standard status
    Active
    Size
    4,390 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1948

    We can help!

    Listing Contact
    Mark Ehlers

    Listing agent Mark Ehlers License #01955008

    Listing office Mark Ehlers Real Estate

    Listing date Mar 16, 2023

    Source Crexi

    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 Mark Ehlers Real Estate

    HighLights

    • High traffic location on Western Avenue (30,000+ vehicles daily).
    • Significant upside potential due to rents being 50% below market value.
    • Development opportunity with Tier 2 TOC designation allowing for density bonuses for affordable housing.
    • Mixed‑use property with three retail units and one residential unit.
    • Secure, gated on‑site parking with roll‑up doors.
    • Close proximity to SoFi Stadium, Kia Forum, LAX, and major freeways (110, 105, 10).

    Overview

    This mixed-use property in South Los Angeles presents an opportunity for an owner-user, investor, or developer. The property features three retail units and a one-bedroom residential unit upstairs. All units are currently on month-to-month terms and have separate gas and electric meters. The property includes a gated lot with secure on-site parking and roll-up doors. It has fifty feet of frontage on Western Avenue, which experiences over 30,000 vehicles daily. The property's location benefits from a Tier 2 TOC designation, potentially allowing a developer to utilize density bonuses to repurpose the C2 lot for affordable housing. The property is less than 2 miles from SoFi Stadium and the Kia Forum, and 6 miles from LAX. Its central location provides convenient access to the remainder of Southern California via the nearby 110, 105, and 10 freeways. The property size is 4390 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.3092
    Latitude
    33.95615

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with retail and residential units in South Los Angeles.
    Where is this mixed-use property located?
    The property is located at 8905 S Western Ave Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $780,000.
    What are key features of this property?
    This property features: High traffic location on Western Avenue (30,000+ vehicles daily).; Significant upside potential due to rents being 50% below market value.; Development opportunity with Tier 2 TOC designation allowing for density bonuses for affordable housing.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Mark Ehlers
    Real Estate License ID: 01955008
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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