Gated Mixed-Use
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For Sale
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9611-9613 S Vermont Ave, Los Angeles, CA 90044
Warehouse space and an on-site residence occupy a secured, gated compound.
Property Size2,542 SF
Price / SF$314.32
Days on Market3
Property Features for 9611-9613 S Vermont Ave
General Information
Standard status
Active
Size
2,542 SF
Property subtype
INDUSTRIAL
Amenities
Fully Gated Complex
Listing Agency:
Patrick O'Loughlin - Broker
Listed By:
Patrick O'Loughlin
(310) 774-7555
Source:
Moodyscre
Added: Sep 8
Changed: Sep 9
Last Checked: Sep 9 at 3:08PM
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 Patrick O'Loughlin - Broker
Investment Insights
Based on property information with market context.
This 2,542-square-foot mixed-use property combines warehouse space with an 800-square-foot home. The improvements are contained within a gated complex, providing a distinct combination of commercial and residential components at one address.
Located at 9611-9613 S Vermont Ave in Los Angeles, the property offers a warehouse-oriented configuration with an on-site residence. The address is in the 90044 ZIP Code.
Located at 9611-9613 S Vermont Ave in Los Angeles, the property offers a warehouse-oriented configuration with an on-site residence. The address is in the 90044 ZIP Code.
Key Highlights
- 2,542‑square‑foot mixed‑use property
- Includes an 800‑square‑foot home
- Warehouse component included
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
$51,476
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
6.44%
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%
$1,029,520
$1.0M
Cap Rate 7%
$735,371
$735.4K
Cap Rate 9%
$571,956
$572.0K
Market Conditions
NOI Build-Up for 2,542 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
$91.5K $36.00/SF
− Vacancy
−$9.2K −$3.60/SF
EGI
$82.4K $32.40/SF
− OpEx
−$30.9K −$12.15/SF
NOI
$51.5K $20.25/SF
Area
ZIP 90044
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,029,520
Cap Rate 7%
$735,371
Cap Rate 9%
$571,956
Alternative Uses
Best Use
Mixed Use
$735.4K
$643.5K – $857.9K
NOI $51,476 @ 7.0% cap · market cap 6.44%
Second Best
Warehouse
$547.8K
$479.3K – $639.1K
NOI $38,345 @ 7.0% cap · market cap 4.80%
Theoretical Best
Multifamily LT 5
$51.50M
$45.06M – $60.08M
NOI $3,604,958 @ 7.0% cap · market cap 451.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
929
Businesses Nearby
Explore this area
Business Placement
Demographics for 90044, CA
94,354
Population
28,770
Households
3.3
Avg Household Size
33
Median Age
11%
College-Educated
64%
High-School Grad
5.1 sq mi
ZIP Area
18,501
Density / Sq Mi
$51,433
Median Household Income
$32,426
Median Earnings
$1,427
Median Rent
$588,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Warehouse space and an on-site residence occupy a secured, gated compound.
Where is this mixed-use property located?
The property is located at 9611-9613 S Vermont Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,542‑square‑foot mixed‑use property; Includes an 800‑square‑foot home; Warehouse component included
