3306 E 8th, Los Angeles, California 90023, Los Angeles, 90023 - bed, bath
3306 E 8th
Los Angeles, California 90023
Property Price
SUMMARY
Analysis of 3306 E 8th, Los Angeles, California 90023 is currently available with a list price of $650,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. 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 both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
While the kitchen and bathroom have received modern cosmetic updates, including shaker cabinets, subway tile, stainless steel appliances, and recessed lighting, and the flooring appears updated throughout, the property's build year of 1922 suggests that major systems (electrical, plumbing, HVAC) are likely original or significantly aged. The MLS description itself notes the property is 'likely to require significant capital expenditures for updates, repairs, or system replacements due to its age.' Therefore, despite the appealing interior updates, the overall condition is 'Fair' as it's an aged home with cosmetic updates, but the underlying infrastructure likely shows signs of being outdated and will require future attention.
PROSSTRENGTHS & OPPORTUNITIES
- Diversified Income & Investment Opportunity
This mixed-use property combines retail and residential units, offering immediate income with a 7% cap rate on the retail space and diversified revenue streams.
- Rent Control Exemptions
The property is exempt from both LA RSO and AB1482, providing significant flexibility for rent adjustments and maximizing rental income potential without state or local rent control limitations.
- Untapped Income Potential
Includes a non-conforming studio within the residential unit, presenting an opportunity to increase overall revenue beyond currently reflected figures.
CONSRISKS & DEFICIENCIES
- Age of Property & Potential for Deferred Maintenance
Built in 1922, the property is likely to require significant capital expenditures for updates, repairs, or system replacements due to its age.
- Non-Conforming Studio Status
The 'non-conforming' nature of the studio could present legal or permitting challenges, potentially requiring investment to legalize or risking future compliance issues.
- Increased Management Complexity
Operating a mixed-use property with both commercial and residential tenants, especially with month-to-month leases, demands more active management and expertise compared to single-use properties.
About 3306 E 8th
Introducing an extraordinary investment opportunity nestled in the vibrant Boyle Heights neighborhood of Los Angeles. This mixed-use property, positioned for both residential and commercial success, boasts a lot size of 5,139 square feet. Comprising two separate buildings, the first encompasses a 728-square-foot retail space, offering a turnkey investment with a month-to-month lease and an enticing 7% cap rate. The second building features a comfortable 2-bedroom/1-bath residence spanning 1,345 square feet. Notably, the residence includes a non-confirming studio—a hidden income potential not currently reflected in the existing revenue. The month-to-month leases for both the retail and the residential unit provide flexibility for new owners, whether considering owner-occupation or optimizing rental terms. This property offers a unique house-hacking opportunity, allowing residents to live in the comfortable home while benefiting from the immediate income generated by the retail tenant. Because the rental is a single-family home that is the only residential structure on the parcel, the LA housing website is specific that the property isn’t part of LA’s RSO. Also, according to AB1482: The California Tenant Protection Act of 2019, the property is also exempt from any state rent control laws as well. Tier 2 TOC bonus available. Please see OM for links to LA RSO & AB1482 exclusions.
Property Details
Public Facts
- Property Type
- Mixed Use
- Year Built
- 1922
- Lot Size
- 5,139 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 50% |
| Baths | - | - | 50% |
| Square foot | 2,073 | 2,073 | 50% |
| Lot Size | 5,139 | 5,594 | 33% |
| Price | $650.0K | $700.0K | 33% |
| Price per sq ft | $314 | $314 | 50% |
| Built year | 1922 | 1922 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 133 | 332 | 33% |
Pricing History
Listed for Sale
Oct 24, 2025
$650,000
Initial Listing