The "T-Shirt Spot"
Prime Corner Mixed-Use Investment | Immediate Value-Add Opportunity | 100% VACANT CLOSE OF ESCROW
Marketing description
100% VACANT DELIVERY AT CLOSE OF ESCROW | NO TENANT BUYOUTS REQUIRED 🚨
- The Ultimate "Blank Canvas": Rare opportunity to acquire a ±7,400 usable SF mixed-use asset delivered entirely vacant.
- Immediate Force Appreciation: Start renovations on all four units and the basement simultaneously. No "Cash for Keys" or RSO relocation hurdles.
- SBA 504 Dream: Perfectly suited for an owner-user to occupy the retail space and custom-configure the residential units for maximum income or employee housing.
- Clean Slate: Reset the property's management, utility bill-backs (RUBS), and tenant quality from the moment you take title.
THE SAN PEDRO PROJECT | Value-Add Mixed-Use | $450K+ Equity Opportunity
THE OPPORTUNITY
Lawson-Hayes Realty is pleased to present 10401 S. San Pedro Street, an aggressively priced mixed-use corner asset in the high-demand 90003 zip code. "All Units Delivered Vacant" Featuring a ±1,678 SF retail storefront and three (3) residential units, this ±7,400 total usable SF property is a premier "blank canvas" for a value-add investor or an owner-user seeking a high-equity position.
THE VISION: AN EQUITY PLAY
Priced at $1,925,000, the asset is positioned significantly below the $2.38M – $2.7M Stabilized Market Value. The listing offers a clear path to forced appreciation:
- Residential Modernization: Renovate the 3 residential units to capture $2,600+ market rents (consistent with 90003 comps for 2026).
- Retail/Basement Optimization: Leverage the ±1,206 SF finished basement as creative production space to maximize commercial rental yield.
- Curb Appeal & Branding: High-visibility corner lot with massive signage potential on a primary LA corridor.
THE BUSINESS: "THE T-SHIRT SPOT" (Available Separately)
Available for $150,000 (MLS #SR25245267), this turn-key apparel business makes the property:
- SBA 504/7(a) Eligible: Perfect for owner-operators to secure 90% financing with low down payments.
- Versatile Delivery: Retail and one residential unit can be delivered VACANT at COE, allowing for immediate repositioning or owner-occupancy.
INVESTMENT HIGHLIGHTS
- Massive Functional Space: 6,194 SF GBA + 1,206 SF Basement = ±7,400 Usable SF.
- Unbeatable Basis: Priced at only $260/SF (Total Usable)—nearly 50% below 2026 replacement costs.
- Proven Market Yield: Pro-Forma NOI of $104,136 provides a rock-solid 5.41% Cap Rate—outperforming the LA market average.
- RSO Upside: Built in 1934; the significant "Loss-to-Lease" creates a quantifiable path to wealth through stabilization.
FINANCIALS & DUE DILIGENCE
A full Offering Memorandum (OM)—including the $104K Pro-Forma model and itemized renovation budget—is available upon request.
SUBMIT SUBJECT TO INSPECTION. Buyer to verify all square footage, unit mix, and zoning (LARD2).
Investment highlights
Massive Functional Space: 6,194 SF GBA plus a 1,206 SF finished basement for a total of ±7,400 usable SF.
Strategic Delivery: One residential unit (2BR/1BA) and the retail storefront delivered VACANT at COE, allowing for immediate market-rate repositioning or owner-occupancy.
Unbeatable Basis: Priced at only $260/SF (Total Usable)—nearly 50% below 2026 replacement costs in Los Angeles.
Institutional-Grade Yield: The asset offers a 5.41% Pro-Forma Cap Rate on the real estate acquisition ($1.925M), outperforming the 90003 market average for stabilized mixed-use.
Total Enterprise Return: When factoring in the total acquisition including the business ($2.075M), the stabilized return (Yield on Cost) remains an impressive 8.42% Cap Rate. This represents one of the highest-yielding value-add opportunities in the 90003 zip code.
RSO Upside: While subject to LARSO (built 1934), the current Loss-to-Lease creates a quantifiable path to significant future equity growth upon stabilization.
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