10401 S San Pedro, Los Angeles, California 90003, Los Angeles, 90003 - 5 bed, 2 bath
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Los Angeles, California 90003
Analysis of 10401 S San Pedro, Los Angeles, California 90003 is currently available with a list price of $1,925,000. The property maintains a Poor Condition Rating (30/100), indicating the property requires renovation and updates to maximize its market potential. This presents opportunities for value-add investors. Located in a high-demand neighborhood within the Los Angeles Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for Experienced Investors and Fix-and-Flip Specialists.
Property is extensive renovation needed.
Built in 1934, this property is explicitly marketed as a 'value-add opportunity' requiring 'modern stabilization projects' and 'extensive renovation.' The images confirm this, showing extremely dated residential units with old cabinets, appliances, and flooring in the kitchens, popcorn ceilings, and worn carpets. The overall condition indicates a need for substantial repairs and rehabilitation across all major systems and finishes, aligning with the 'poor' category.
Features a vacant 1,678 SF retail storefront and three residential units, offering immediate owner-user occupancy for the retail space while generating income from residential tenants.
Strategically located on a high-visibility corner, enhancing retail exposure and overall property appeal in a dense urban environment.
Presented as a 'textbook value-add opportunity' with a projected 7.5% Cap Rate post-modernization, indicating strong investment upside for a savvy buyer.
Built in 1934 and explicitly marketed as a 'value-add opportunity' requiring 'modern stabilization projects,' implying significant capital investment for repairs and upgrades.
The current list price of $1.925M represents a significant increase from the 2020 sale price of $565k, necessitating thorough buyer due diligence to validate the current valuation and projected returns.
The 3,739 sqft lot size is relatively compact given the extensive building footprint (7,400 sqft total utility), potentially limiting outdoor space, parking, or on-site expansion.
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).
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.5 | 50% |
| Baths | 2.0 | 2.5 | 50% |
| Square foot | 6,194 | 3,927 | 50% |
| Lot Size | 3,739 | 3,128 | 50% |
| Price | $1.93M | $1.22M | 50% |
| Price per sq ft | $311 | $309 | 50% |
| Built year | 1934 | 1933 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 225 | 243 | 50% |
Dec 3, 2025
$1,925,000
$1,190,000
+62% Price Increase
Initial Listing
Oct 24, 2025
$1,190,000
Initial Listing
Dec 21, 2020
$565,000
Public Record