Overview Property Zoning & Uses Land Comps Location Valuation Pricing Risks Inventory Contact
Broker Opinion of Value  ·  Confidential

4600 E Olympic Boulevard

East Los Angeles, CA 90022  ·  Unincorporated Los Angeles County
±11,244 SF LC-M1 Industrial Land  ·  Hard-Corner Redevelopment Play, Priced as Land
11,244
Lot SF
0.2581
Acres
LC-M1
Zoning
±5,600
SF Structure (Raze)
3 Lots
Assemblage
Suggested List Price
$1,050,000
$93.38 / Land SF  ·  $4,068,191 / Acre  ·  ~8% Below $101/SF M1 Land Comp (Size-Adjusted)
Filip Niculete
Filip Niculete
Senior Managing Director
(818) 212-2748
Glen Scher
Glen Scher
Senior Managing Director
(818) 212-2808
Luka Leader
Luka Leader
Associate Investments
(818) 270-1473
01 / Executive Summary

The Opportunity

4600 E Olympic Boulevard is a ±11,244 square foot (0.2581-acre) LC-M1 industrial land parcel on a high-visibility arterial in the heart of unincorporated East Los Angeles. The site is currently improved with an older ±5,600 SF structure (former food processing, built 1957) and an associated paved/parking yard, and is offered and priced on land value — a redevelopment play for a light-industrial, commercial, or storage user/developer, who would complete partial demolition and site clearing to build out their program.

The parcel is a three-lot assemblage (Tract 5135, Lots 146, 147 & 148) under single ownership, fronting Olympic Boulevard with direct access to the 710, 5, 60 and 101 freeways. LC-M1 zoning permits a broad range of light-manufacturing, warehouse/distribution, automotive, contractor-yard, storage and commercial uses, giving a buyer exceptional flexibility in one of the most infill-constrained, freeway-served industrial submarkets in the County.

Finding 01

Rare Infill M1 Land — Priced for Land Value

The site carries an older ±5,600 SF structure and a paved yard with minimal contributory value. Priced as land, a buyer captures an infill M-1 hard corner, completes the partial demolition and clearing needed to execute their plan, and controls design, use selection, and permitting from there.

Finding 02

LC-M1 Zoning Flexibility

County Light Manufacturing zoning supports light industrial, warehouse/distribution, storage, automotive, wholesale and a range of commercial uses — broad optionality for an owner-user or investor (uses subject to County verification).

Finding 03

Comp-Supported Land Value

The closest directly comparable sale — 4636 Floral Dr, an LC-M1 industrial lot in the same East LA submarket — traded at $101/SF in June 2024, anchoring the valuation for this larger, better-located parcel.

Finding 04

Irreplaceable Olympic Blvd Frontage

Hard-corner arterial frontage with immediate access to the 710, 5 and 60 freeways places the site in the dense East LA industrial core — a last-mile logistics and service-industrial location with minimal new land supply.

02 / Property & Parcel

Parcel Profile

Parcel Information

Address4600 E Olympic Blvd, East Los Angeles, CA 90022
JurisdictionUnincorporated Los Angeles County
APN5246-008-043
LegalTract 5135, Lots 146, 147 & 148 (ex of streets)
Lot Size11,244 SF (0.2581 Acres)
ZoningLC-M1 (Light Manufacturing)
Census Tract531502

Site Condition & Assessment

Current ConditionImproved — ±5,600 SF structure + paved yard (partial demo)
Existing ImprovementFood Processing — 5,600 SF (built 1957)
Last Sale$825,000 (Apr 2021)
County Land Value$871,357
County Total Value$893,005 (2025)
Annual Taxes$13,815.54 (2025)
Owner of RecordMagna Loyal LLC
Delivery Note: The site is improved with an older ±5,600 SF structure and a paved yard that contribute little to no value beyond the land. Priced as a land play, the buyer would complete partial demolition and clearing — demolition scope and any below-grade conditions should be field-verified — while retaining full control over site planning, use selection and permitting. The site's prior industrial use should be reviewed via environmental due diligence (see Section 08).
03 / Zoning & Permitted Uses

LC-M1 Light Manufacturing

The parcel carries Los Angeles County Zone M-1 (Light Manufacturing), one of the more flexible industrial designations in the County's unincorporated areas. M-1 accommodates a broad mix of light-industrial, service-commercial and storage uses, making the site attractive to owner-users and value-add investors alike. All uses, development standards, parking and setbacks should be confirmed directly with the LA County Department of Regional Planning.

Representative Permitted Uses

Light Manufacturing / Assembly✓
Warehouse & Distribution✓
Self-Storage / Outdoor Storage✓
Automotive & Repair✓
Wholesale / Contractor Yard✓
Select Retail & Commercial✓ (verify)

Development Snapshot

ZoneLC-M1 — County Light Manufacturing
Lot Area11,244 SF (0.2581 Ac)
Site FrontageOlympic Blvd hard corner; partial demo required
Comparable UseSame zone as 4636 Floral Dr comp
Entitlement StatusRaw land — buyer to entitle
Buyer Note: Permitted uses, FAR, height, parking and any environmental/grading requirements are governed by LA County and must be independently verified. The representative use list above is illustrative of typical M-1 zoning and is not a guarantee of entitlement.
04 / Market Evidence

East Los Angeles Land Sale Comparables

The table below summarizes recent closed land sales in the East Los Angeles / Boyle Heights area. The standout comparable is 4636 Floral Dr — the only sale with the same LC-M1 industrial zoning and a true raw-land profile — which establishes the per-square-foot benchmark for the subject. The residential (LC-R2) sales are included for submarket context but command materially lower pricing given their smaller, lower-intensity residential zoning.

AddressSubmarketLot SFZoningUseSold Price$/Land SFSold Date
4636 Floral Dr Best CompEast Los Angeles5,026LC-M1Industrial$510,000$101.4706/18/2024
0 Arizona AveEast Los Angeles2,036LC-R2Residential$120,000$58.9407/26/2023
4429 Blanchard StBoyle Heights5,580LC-R2Residential$160,000$28.6704/18/2025
4366 Folsom StLA Southwest3,830LC-R2Residential$100,000$26.1107/14/2023
Source: TheMLS / VESTAPLUS. 4636 Floral Dr is the governing comparable — same LC-M1 zoning, same East LA submarket, raw industrial land. The three LC-R2 residential lots reflect lower-intensity zoning and are not directly comparable to the subject's industrial entitlement.
Comp Read: 4636 Floral Dr sold at $101.47/SF (96.2% of asking, June 2024) for a 5,026 SF LC-M1 lot. The subject is more than twice that size (11,244 SF) — and larger parcels typically trade at a lower price per square foot than smaller lots. That size discount tempers the per-foot value even with the subject's superior Olympic Boulevard frontage. The residential comps ($26–$59/SF) confirm a value floor for East LA dirt, while the Floral Dr M-1 sale sets the per-foot ceiling — placing the subject modestly below the $101/SF benchmark on a per-square-foot basis.
05 / Location & Market

East Los Angeles, CA

East Los Angeles is a dense, established infill community in unincorporated Los Angeles County, bordered by the City of Los Angeles, Boyle Heights, Commerce and Montebello. The area is one of the most freeway-connected industrial submarkets in the County, with immediate access to the 710, 5, 60 and 101 — a prime last-mile and service-industrial location. Olympic Boulevard is a major east-west commercial arterial carrying strong daily traffic counts, and developable industrial land of this size rarely comes available in this corridor.

Location Highlights

Arterial FrontageOlympic Blvd — high visibility
Freeway Access710 · 5 · 60 · 101 — minutes away
SubmarketEast LA industrial / service core
Land SupplySeverely constrained infill

Submarket Context

Best Comp Proximity4636 Floral Dr — same submarket
M1 Land Pricing~$101/SF (2024 sale)
Demand DriversLast-mile logistics, owner-users, storage
Buyer ProfileIndustrial owner-users, developers, investors
06 / Valuation Approach

Comparable-Sales Valuation

Raw land of this profile is most reliably valued on a price-per-land-square-foot basis against comparable sales. With 4636 Floral Dr ($101.47/SF) as the governing LC-M1 comparable, the analysis below applies a range of per-foot values to the subject's 11,244 SF to bracket supportable pricing.

Indicated Value — $/Land SF Method
Subject Lot Area11,244 SF
Comp Parity @ $101.47/SF (no size adj.)$1,140,900
Less Size Adjustment (2.2× larger lot)~ −8%
Concluded @ $93.38/SF$1,050,000
Bottom of Range @ $84.49/SF$950,000
The concluded value sits ~8% below the Floral Dr comp on a per-foot basis. Larger parcels generally command a lower price per square foot than smaller lots; here that size discount is partly offset — but not erased — by the subject's superior Olympic Blvd frontage. Working the other way, the existing structure requires partial demolition and clearing by the buyer, a cost that reinforces pricing below the comp.
Supporting Value Indicators
2021 Acquisition (w/ building)$825,000
County Land Value (2025)$871,357
County Total Value (2025)$893,005
Best Comp — Floral Dr$101.47/SF
Concluded Land Value$1,050,000
The 2021 purchase price and County assessed values predate the structure's removal and recent land appreciation; they corroborate the lower bound while the Floral Dr comp drives the concluded figure.
Entitlement Upside — Raw vs. RTI Land: The values above reflect the parcel as raw, unentitled land. A buyer acquiring it must absorb the time, carrying cost, and risk of designing, processing, and permitting a project through Los Angeles County before a shovel hits the ground — a discount that is already baked into raw-land pricing. Delivered entitled, or Ready-to-Issue (RTI) with approved plans and permits in hand, the same site would command a materially higher price per square foot, since the buyer skips that timeline and cost. This represents meaningful latent upside: an owner willing to carry the entitlement process can capture a premium on resale, while a buyer acquiring the land raw is compensated for taking that work on.
07 / Pricing Recommendation

Broker Opinion of Value

The recommended list price of $1,050,000 ($93.38/SF) positions the parcel modestly below the governing LC-M1 land comp on a per-square-foot basis — reflecting the subject's larger, 2.2× size — while still capturing value for its superior Olympic Boulevard frontage, and remaining defensible against closed market evidence.

Suggested List Price
$1,050,000
$93.38 / Land SF  ·  $4,068,191 / Acre  ·  −8.0% vs. Floral Dr Comp
$101/SF
Primary M1 Comp
11,244
Subject Lot SF
$825K
2021 Acquisition
$871K
County Land Value
List Price Scenario$/Land SF$/Acrevs. Floral Comp ($101/SF)Positioning
$1,135,000 Stretch$100.94$4,397,520−0.5%Comp parity — no size discount
$1,095,000$97.39$4,242,542−4.0%Upper end
$1,050,000 Suggested List$93.38$4,068,191−8.0%Recommended — size-adjusted
$1,000,000$88.94$3,874,467−12.4%Round-number entry point
$950,000 Bottom of Range$84.49$3,680,744−16.8%Quick-execution floor
$/Acre based on 0.2581 acres. "vs. Floral Comp" measures the per-SF spread to the 4636 Floral Dr sale ($101.47/SF, June 2024). Pricing reflects land value only; demolition of the existing structure and site clearing are the buyer's responsibility.
08 / Risk Disclosure

Key Risks & Considerations

Risk 01

Prior Industrial / Food-Processing Use

The site previously housed a food-processing facility. A Phase I (and possibly Phase II) Environmental Site Assessment is recommended to rule out soil or subsurface contamination before close.

Risk 02

Unincorporated County Jurisdiction

The parcel is governed by LA County (not the City of LA). Permitted uses, development standards and the entitlement path must be confirmed with the County Department of Regional Planning.

Risk 03

Thin Directly-Comparable Sales

4636 Floral Dr is the single closest LC-M1 raw-land comp; the remaining sales are residential. Limited M-1 land trades increase reliance on a small comp set and broker judgment.

Risk 04

Existing Structure & Demolition

The site is improved with an older ±5,600 SF structure and a paved yard requiring partial demolition. Confirm demolition scope, any below-grade conditions, and budget for demo, clearing, and grading. Verify water, power, sewer and gas are available at adequate capacity.

Risk 05

Lot Configuration & Streets

The legal description references "ex of streets" across the three lots. Verify net usable area, any street dedications, easements, and that the three lots are clean for the intended use.

Risk 06

Industrial Demand & Absorption

Land value depends on continued owner-user and investor appetite for East LA industrial dirt. Shifts in the industrial market or financing costs could affect realized pricing and timing.

09 / LAAA Team Active Inventory

Current Listings — Land & Multifamily

The LAAA Team at Marcus & Millichap is one of the most active multifamily and development land teams in Los Angeles. Below is a sample of our current inventory across greater Los Angeles and Southern California.

$11,995,000
3219-3249 Overland Ave
Los Angeles
Land100 Buildable Units
$10,500,000
5151 E Arrow Hwy
Montclair
Land300 Buildable Units
$5,595,000
755 E Pine Street
Altadena
Multifamily19 Units
$4,250,000
12335 Osborne Pl
Pacoima
Land293 Buildable Units
$2,000,000
3837 College Ave
Culver City
Land21 Buildable Units
$2,000,000
5321 Riverton Ave
North Hollywood
Land27 Buildable Units
10 / Contact

Meet the Team

16830 Ventura Blvd, Suite 100, Encino, CA 91436  ·  laaa.com

Listing Brokers
Filip Niculete
Filip Niculete
Senior Managing Director Investments
Greater Los Angeles · National Multi Housing Group
(818) 212-2748 Filip.Niculete@MarcusMillichap.com CA DRE: 01905352
Glen Scher
Glen Scher
Senior Managing Director Investments
Greater Los Angeles · National Multi Housing Group
(818) 212-2808 Glen.Scher@MarcusMillichap.com CA DRE: 01962976
Luka Leader
Luka Leader
Associate Investments
Pasadena / San Gabriel Valley · National Multi Housing Group
(818) 270-1473 Luka.Leader@MarcusMillichap.com CA DRE: 02245434
Our Team
Aida Memary Scher
Aida Memary Scher
Associate Director
Santa Monica / Westside
Morgan Wetmore
Morgan Wetmore
Associate
San Fernando Valley
Logan Ward
Logan Ward
Associate
Ventura / Santa Barbara
Blake Lewitt
Blake Lewitt
Associate
West San Fernando Valley
Alexandro Tapia
Alexandro Tapia
Associate
East Hollywood / Koreatown
Operations
Tony H. Dang
Tony H. Dang
Business Operations Manager
Mike Palade
Mike Palade
Agent Assistant
Confidential — For Authorized Recipients Only

This Broker Opinion of Value ("BOV") has been prepared by the LAAA Team at Marcus & Millichap for confidential use by the intended recipient(s) only. It is not an appraisal and should not be relied upon as such. All values, per-square-foot estimates, comparable-sale data and pricing scenarios are provided for illustrative purposes only and are based on information believed to be reliable — including third-party public records and MLS data — but have not been independently verified. Zoning, permitted uses, lot dimensions, site/environmental condition, and the removal of prior improvements are subject to independent verification with Los Angeles County and qualified professionals. Recipients are encouraged to conduct their own due diligence, including environmental and title review, prior to making any investment decision.

© 2026 LAAA Team · Marcus & Millichap · 16830 Ventura Blvd, Suite 100, Encino, CA 91436 · laaa.com