Pico Boulevard Owner-User Opportunity | Los Angeles, CA

For an operating business on a Los Angeles commercial corridor, the biggest risk is often not the market — it is the lease. Rent increases, relocation, and the loss of a built-out location all threaten a business that does not control its real estate. 4605 W Pico Blvd is offered as an owner-user purchase: a ± 3,120 SF auto-service building on 15,711 SF of C4-1-O land, asking $4,250,000, where an operator buys the location instead of renting it.

Who is 4605 W Pico Blvd a fit for?

The improvement is a working, 2023-renovated auto-service facility — spray booth, paint-mixing capability, work bays, customer intake, and a finished reception area. An operator can step into a functioning shop rather than fund a ground-up build-out. The C4-1-O commercial zoning is broad: auto and collision service, medical and dental, contractor and fleet operations, food, and veterinary uses all fit, so the building suits a range of owner-operators and adapts as a business grows. Legal use, permits, and parking should be verified for the specific operator.

What parking and yard space does the property offer?

± 12 surface spaces plus yard depth give an operator something a corridor location rarely offers — room for customer access, vehicle staging, and circulation under the owner's control. For auto, fleet, collision, contractor, and service businesses, that site flexibility is often the difference between a location that works and one that does not. Parking configuration and ADA compliance are subject to ALTA survey verification.

Can 4605 W Pico Blvd be financed with an SBA loan?

Because this is an owner-occupied purchase, it can be financed through the SBA. Eligibility requires an operating business to occupy at least 51% of the rentable area — an owner-user, not a passive investor. The Offering Memorandum illustrates an SBA 7(a) structure — a $3,825,000 loan at 90% LTV on a $425,000 (10%) injection, within the $5.0M 7(a) program cap — and an SBA 504 alternative at 10% borrower equity / 50% bank first lien / 40% CDC–SBA debenture. These figures are illustrative; a buyer should pre-screen with an SBA lender for a quote and borrower eligibility.

What is the TOC Tier 4 development upside?

Ownership also carries long-term optionality. The 15,711 SF C4-1-O lot sits in a TOC Tier 4 area: a conceptual screen contemplates roughly 39 base units under the base envelope (FAR 1.5:1 / ± 23,567 SF) or up to 72 units on a qualifying TOC Tier 4 incentive path (FAR 4.25:1 / ± 66,772 SF), with affordability options of 11% ELI, 15% VLI, or 25% LI. This is a conceptual screen only — not RTI, with no approved development program — and any redevelopment yield is subject to architect massing, setbacks, easements, survey, and plan-check. For an owner-user it is upside held in reserve: operate the business now, and the land's longer-term redevelopment potential stays under the owner's control. All development assumptions are buyer-to-verify.

Where is 4605 W Pico Blvd located?

The building fronts Pico Boulevard in Mid-City, central Los Angeles, between Koreatown, the Miracle Mile, and West Adams. ZIP 90019 holds a population of about 62,800 at a median household income near $58,300. For an owner-operator, that corridor density is the customer base — visibility, daytime traffic, and central access for auto, service, medical, and neighborhood-retail businesses.