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Value Add Mixed Use Opportunity 3333 Division St 5 Unit Apartment Building $1,231,396 CAD ($246,279 CAD/Unit) 8.55% Cap Rate Los Angeles, CA 90065
Investment Highlights
- Great Foot Traffic
- Great Unit Mix
- Long Term Tenants
- Mixed use
Executive Summary
$899,000 | Underperforming 5-Unit Mixed-Use | Vacancy + Mark-to-Market Upside
Underperforming mixed-use asset with a clear path to stabilization.
The property consists of 2 street-front retail units and 3 residential units, currently ~60% occupied, allowing a new owner to execute a lease-up strategy and push rents to market.
Value-Add
Lease-up of 1 vacant retail unit (street frontage)
Lease-up of 1 vacant 2BR residential unit
Mark-to-market existing rents across all units
Retail rent upside from ~$1,100 to ~$1,500/month
Residential units below market with upside through turnover and rent resets
At stabilization, the asset is projected to generate ~$76K NOI, equating to an ~8%+ cap rate at the current basis.
Strong street visibility, consistent foot traffic, and a location within an established Los Angeles rental corridor support both retail and residential demand.
Positioned as a straightforward execution play — acquire below stabilized value, lease-up vacancy, and capture yield.
Underperforming mixed-use asset with a clear path to stabilization.
The property consists of 2 street-front retail units and 3 residential units, currently ~60% occupied, allowing a new owner to execute a lease-up strategy and push rents to market.
Value-Add
Lease-up of 1 vacant retail unit (street frontage)
Lease-up of 1 vacant 2BR residential unit
Mark-to-market existing rents across all units
Retail rent upside from ~$1,100 to ~$1,500/month
Residential units below market with upside through turnover and rent resets
At stabilization, the asset is projected to generate ~$76K NOI, equating to an ~8%+ cap rate at the current basis.
Strong street visibility, consistent foot traffic, and a location within an established Los Angeles rental corridor support both retail and residential demand.
Positioned as a straightforward execution play — acquire below stabilized value, lease-up vacancy, and capture yield.
Financial Summary (Pro Forma - 2025) |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$113,414
|
$59.60
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$113,414
|
$59.60
|
| Taxes |
$6,164
|
$3.24
|
| Operating Expenses |
$3,150
|
$1.66
|
| Total Expenses |
$9,314
|
$4.89
|
| Net Operating Income |
$104,100
|
$54.70
|
Financial Summary (Pro Forma - 2025)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $113,414 |
| Annual Per SF | $59.60 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $113,414 |
| Annual Per SF | $59.60 |
| Taxes (CAD) | |
|---|---|
| Annual | $6,164 |
| Annual Per SF | $3.24 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $3,150 |
| Annual Per SF | $1.66 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $9,314 |
| Annual Per SF | $4.89 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $104,100 |
| Annual Per SF | $54.70 |
Property Facts
Amenities
Unit Amenities
- Air Conditioning
- Ceiling Fans
- Range
- Large Bedrooms
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+1 | 3 | $1,370 CAD | 630 - 800 |
| 1+1 | 2 | $1,233 CAD | 630 |
Fairly walkable
50/100
Exceptionally drivable
100/100
Some public transit
40/100
Fairly bikeable
50/100
Property Taxes
| Parcel Number | 5456-017-016 | Total Assessment | $101,167 CAD |
| Land Assessment | $59,522 CAD | Annual Taxes | $6,164 CAD ($3.24 CAD/SF) |
| Improvements Assessment | $41,645 CAD | Tax Year | 2025 |
Property Taxes
Parcel Number
5456-017-016
Land Assessment
$59,522 CAD
Improvements Assessment
$41,645 CAD
Total Assessment
$101,167 CAD
Annual Taxes
$6,164 CAD ($3.24 CAD/SF)
Tax Year
2025
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Value Add Mixed Use Opportunity | 3333 Division St
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