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).
AGENT: Adlai Hayes LISTING BROKERAGE: Adlai HayesTHE 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).
Courtesy of Adlai Hayes. Disclaimer: All data relating to real estate for sale on this page comes from the Broker Reciprocity (BR) of the California Regional Multiple Listing Service. Detailed information about real estate listings held by brokerage firms other than The Agency RE include the name of the listing broker. Neither the listing company nor The Agency RE shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The Broker providing this data believes it to be correct, but advises interested parties to confirm any item before relying on it in a purchase decision. Copyright 2026. California Regional Multiple Listing Service. All rights reserved. 10401 S San Pedro
Los Angeles, CA
Property Details
Price:
$1,925,000
MLS #:
SR25245267
Status:
Active
Beds:
6
Baths:
6
Type:
Single Family
Subtype:
Commercial/Residential
Neighborhood:
c37metropolitansouth
Listed Date:
Jan 7, 2026
Finished Sq Ft:
6,194
Lot Size:
3,739 sqft / 0.09 acres (approx)
Year Built:
1934
See this Listing
Schools
School District:
Los Angeles Unified
Interior
Bathrooms
6 Full Bathrooms
Cooling
SEE
Laundry Features
SEE
Levels
U
Main Level Bathrooms
2
Main Level Bedrooms
2
Exterior
Common Walls
NCW
Community Features
SDW, SL, CRB
View
NO
Financial
Map
Community
- Address10401 S San Pedro Los Angeles CA
- CityLos Angeles
- CountyLos Angeles
- Zip Code90003
