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    11502 S Vermont Ave Los Angeles, CA 90044
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    Property profile & analytics

    11502 S Vermont Ave Los Angeles, CA 90044

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    • Investment properties
    • 7,920 SF
    • 0.16 lot acres
    For Sale
    $3,995,000
    View Listing →
    Prime Corner Redevelopment Opportunity For Sale
    $3,995,000
    14,906 SF

    Prime Corner Redevelopment Opportunity

    Signalized corner location with redevelopment potential and existing income.

    11502 S Vermont Ave, Los Angeles, CA 90044
    View Listing
    Property ID
    US09-7465195
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Vidal Woman's Medical Clinic / Physician
    • Henry Awariefe / Physician
    • Calvary Medical Clinic: Okafor Christopher MD / Pediatrician / Medical Clinic
    • Vermont Community Clinic / Medical Clinic
    • Dr. Edward Opoku / Medical Clinic

    Property Details for 11502 S Vermont Ave

    Year built
    1954
    Construction
    TILT-UP CONCRETE
    Lot size
    0.16 lot acres
    Property size
    7,920 SF
    Zone code
    LAC1
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    6088-009-032
    APU
    6088009032

    Description

    Exceptional redevelopment opportunity in Los Angeles, California, encompassing five parcels totaling 14,906 square feet. This property, situated at the highly visible northeast corner of Vermont Avenue and the 105 Freeway, boasts a Tier 4 rating within the City of Los Angeles' TOC (Transit Oriented Communities) program. The offering includes three existing buildings and two parking lots, currently operating at 100% occupancy, generating a Net Operating Income (NOI) of $270,000, representing a 6.00% capitalization rate. A pro-forma analysis projects a significant increase in NOI to $360,000, resulting in an 8.00% capitalization rate, reflecting the substantial redevelopment potential. The asking price is $4,500,000, translating to $301.89 per square foot. This prime signalized corner location offers immediate income while allowing for future development plans. The property is zoned for medical office use and presents a rare chance to acquire a high-performing asset with substantial upside in a rapidly growing area of Los Angeles County, zip code 90044. The address is 11502 S Vermont Ave.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $675,000
      ML approach
      $685,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $857,000
      Market price range: $858k - $2.18M
      AI Estimate
      $609,000
      Market price range: $609k - $1.48M

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.291
    Latitude
    33.9298
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $9,345
    $349,727
    $343,717
    $693,444
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $800,000
      2,312 SF

      6104 Vermont Ave

      STORE/OFFICE (MIXED USE) • 2,312 SF
      6104 Vermont Ave, Los Angeles, CA 90044-3718
      View Details
    • Value Estimation by Request
      1,620 SF

      10201 Vermont Ave

      STORE/OFFICE (MIXED USE) • 1,620 SF
      10201 Vermont Ave, Los Angeles, CA 90044-3115
      View Details
    • Value Estimation
      $845,000
      11,964 SF

      8501 Vermont Ave

      STORE/OFFICE (MIXED USE) • 11,964 SF
      8501 Vermont Ave, Los Angeles, CA 90044-3425
      View Details
    • Value Estimation by Request
      2,555 SF

      8020 Vermont Ave

      STORE/OFFICE (MIXED USE) • 2,555 SF
      8020 Vermont Ave, Los Angeles, CA 90044-3534
      View Details
    • Value Estimation by Request
      6,080 SF

      1254 Manchester Ave

      STORE/OFFICE (MIXED USE) • 6,080 SF
      1254 Manchester Ave, Los Angeles, CA 90044-2263
      View Details
    • Value Estimation by Request
      2,475 SF

      8712 Vermont Ave

      STORE/OFFICE (MIXED USE) • 2,475 SF
      8712 Vermont Ave, Los Angeles, CA 90044-4830
      View Details

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      Los Angeles Mixed-Use Property

      Fee-simple real estate with two recession-resistant businesses and strong cashflow.
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      Mixed-Use Investment Opportunity in Los Angeles

      Stabilized mixed-use property with retail and residential income.
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    • $2,620,000
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      Mixed-Use Investment Opportunity

      Mixed-use property with income potential and future development upside.
      11316 S Vermont, Los Angeles, CA 90044
      View Details
    • New
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      Mixed-Use Property with Income Streams

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      Mixed-Use Property Near Downtown LA

      Mixed-use property with commercial and residential units, excellent upside potential.
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    Similar Nearby for Lease

    • Contact for pricing

      Column Free Industrial Building

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      Westchester Retail Space Available

      Retail space available for lease in Westchester, California.
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      53,571 SF

      Secured Industrial Facility Available

      Secured industrial facility suitable for various operations, including cannabis.
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      View Details
    • $2.00 SF/Yr

      Retail Space in South LA

      Retail space for lease in high-density South LA neighborhood.
      6418 Normandie Ave, Los Angeles, CA 90044
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    • Contact for pricing

      Retail/Office Space at Slauson & Vermont

      Retail and office spaces available off Slauson & Vermont.
      5857 S Vermont Ave, Los Angeles, CA 90044
      View Details
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    Los Angeles, CA 90044
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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.

    More about this property
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