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A 15-unit mixed-use office and retail investment property on a signalised corner in the Downtown Los Angeles Fashion District. Offered exclusively by K2 Investment, Inc.
A 15-unit mixed-use office and retail investment property on a corner lot at S Los Angeles Street and 11th Street, in the heart of the Downtown Los Angeles Fashion District. Originally constructed in 1922 and comprehensively rebuilt in 2009 with all new electrical, plumbing, HVAC, roof, structure, bathrooms and elevator.
Net operating income grew 4.4% year over year to $251,516 in 2025, and 2026 collections through June total $163,160 — consistent with prior year performance. All 15 units feature individual electrical sub-meters.
The thesis is straightforward. Rents have not been materially increased in approximately ten years. You acquire stable, fully-leased in-place income while inheriting roughly a decade of deferred rent growth. Because tenancy is largely month-to-month, the path to market rent does not require waiting out long lease terms, and an owner-user can take space on their own timeline.
Ideal for 1031 exchange buyers, owner-users, international investors and private capital.
A Matterport 3D capture of 1048–1052 S Los Angeles Street. Move through the interior, measure any wall, and check ceiling heights, column spacing and street frontage before you schedule a site visit — the same walkthrough international buyers and 1031 exchange buyers use to shortlist a property while the 45-day identification clock is running.
Opens the Matterport viewer. Best viewed full screen. Floor plans and the unit schedule are in the Offering Memorandum — request access.
| Address | 1048–1052 S Los Angeles Street, Los Angeles, CA 90015 |
| APN | 5145-020-005 |
| Zoning | M2-2D |
| Lot | Corner lot · 0.18 AC |
| Built | 1922 · comprehensively rebuilt 2009 |
| Stories | Two |
| Occupancy | 100% leased · 14 income-producing units |
| Tenancy | Primarily month-to-month |
| Price per SF | $325.04 |
| 2026 collections | $163,160 through June |
A 5.08% cap rate on approximately $251,516 of 2025 net operating income, at the $4,950,000 asking price — $325.04 per square foot across 15,229 square feet.
The building is fully leased, but rents have not been materially increased in about ten years. The spread between in-place and market rents in the Fashion District is the value-add thesis, and month-to-month tenancy means you do not have to wait out long leases to capture it.
Following a 2009 fire the property was comprehensively rebuilt — new electrical, plumbing, HVAC, roof, structure, bathrooms and elevator. Plans, permits and final inspections are available for review.
Yes. It is stabilised, income-producing commercial property that qualifies as like-kind replacement property. K2 has extensive experience with the 45-day identification and 180-day closing timeline.
Yes. Because tenancy is primarily month-to-month, an owner-user has unusual flexibility to take space over time while continuing to collect income on the balance of the building.
Speak directly with the broker. No lead forms, no call centre.