$1.93M
10401 San Pedro, LOS ANGELES, CA 90003
Mixed Use
Description
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. 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).
Property Details
Bedrooms
6
Bathrooms
6
Living Area
6,194 sqft
Lot Size
3,739 sqft
Year Built
1934
Stories
2
Price History
Listed
Oct 24, 2025
$1.19M
Price Change
Dec 1, 2025
$1.93M
+$735,000
Location
Location Scores
What's Nearby
Restaurants, parks, schools, and more within 3 km. Powered by Google Places.
Roscoe's House of Chicken and Waffles - (Manchester & Main)
106 West Manchester Avenue, Los Angeles
Little Caesars Pizza
10315 Avalon Boulevard, Los Angeles
Subway
1657 East 103rd Street, Los Angeles
Subway
10317 Avalon Boulevard, Los Angeles
Pizza Hut
1001 West Century Boulevard, Los Angeles
Popeyes Louisiana Kitchen
1653 East 103rd Street, Los Angeles
Little Caesars Pizza
183 West Manchester Avenue, Los Angeles
Subway
700 West Imperial Highway Unit 107, Los Angeles
8 places within 3 km · Google Places
Listed by Adlai Hayes — Adlai Hayes (MLS# F210008207)
MLS# SR25245267
Listing data provided by CRMLS (California Regional Multiple Listing Service). Based on information from CRMLS as of 5/1/2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy.
IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.
Rose District — DRE# 02356332
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Estimated Monthly Payment
$11,852.99
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Loan Amount
$1,540,000
Down Payment
$385,000
Total Interest
$2,055,828
Total Cost
$4,267,078
Rose District
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$1.93M
10401 San Pedro, LOS ANGELES, CA 90003