Mixed-Use Property with
New
For Sale
$2,328,000
904 N Western Ave, Los Angeles, CA 90029
Mixed-use asset combining street-level commercial space with rear studio residences and separate alley access.
Property Size8,576 SF
Days on Market4
Property Features for 904 N Western Ave
General Information
Standard status
Active
Size
8,576 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
10 x studio
Multifamily Units
10
Additional Details
Public Transit
Yes
Building Details
Building Size
8,576 SF
Year Built
1930
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Walter Castillo · License #01141632
(213) 792-0940
Source:
Milsteinestates
Added: Sep 8
Changed: Sep 10
Last Checked: Sep 9 at 9:06PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1930, this 8,576-square-foot mixed-use property combines three retail spaces oriented toward N Western Ave with 10 studio units positioned behind them. The residential component is reached through a private alley, creating a separate access point from the street-facing commercial areas.
The property is located at 904 N Western Ave in Los Angeles, within the Melrose Hill area of East Hollywood. Its configuration brings together storefront and residential uses in one asset, with the retail spaces addressing Western Avenue and the studio units arranged at the rear.
The property is located at 904 N Western Ave in Los Angeles, within the Melrose Hill area of East Hollywood. Its configuration brings together storefront and residential uses in one asset, with the retail spaces addressing Western Avenue and the studio units arranged at the rear.
Key Highlights
- 8,576‑square‑foot mixed‑use property at 904 N Western Ave
- Three street‑facing retail spaces along Western Avenue
- 10 studio units located at the rear
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
$199,025
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
8.55%
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%
$3,980,500
$4.0M
Cap Rate 7%
$2,843,214
$2.8M
Cap Rate 9%
$2,211,389
$2.2M
Market Conditions
NOI Build-Up for 8,576 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
$317.0K $36.96/SF
− Vacancy
−$32.6K −$3.81/SF
EGI
$284.3K $33.15/SF
− OpEx
−$85.3K −$9.95/SF
NOI
$199.0K $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%
$3,980,500
Cap Rate 7%
$2,843,214
Cap Rate 9%
$2,211,389
Alternative Uses
Best Use
Apartment 5plus
$151.62M
$132.67M – $176.89M
NOI $10,613,264 @ 7.0% cap · market cap 455.90%
Second Best
Retail
$2.84M
$2.49M – $3.32M
NOI $199,025 @ 7.0% cap · market cap 8.55%
Theoretical Best
Multifamily LT 5
$173.74M
$152.03M – $202.70M
NOI $12,162,123 @ 7.0% cap · market cap 522.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
10
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,638
Businesses Nearby
Explore this area
Business Placement
Demographics for 90029, CA
34,695
Population
14,465
Households
2.4
Avg Household Size
37
Median Age
36%
College-Educated
76%
High-School Grad
1.4 sq mi
ZIP Area
24,782
Density / Sq Mi
$60,793
Median Household Income
$35,801
Median Earnings
$1,644
Median Rent
$1,066,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use asset combining street-level commercial space with rear studio residences and separate alley access.
Where is this mixed-use property located?
The property is located at 904 N Western Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,328,000.
What are key features of this property?
This property features: 8,576‑square‑foot mixed‑use property at 904 N Western Ave; Three street‑facing retail spaces along Western Avenue; 10 studio units located at the rear
