9606 S Western Avenue

Los Angeles, CA90047

A rare three-parcel assemblage totaling approximately 24,551 square feet (0.56 acres) at the signalized hard corner of S. Western Avenue and W. 96th Street. The lot is bordered by a rear alley with ingress and egress from three sides, Western Avenue, 96th Street, and the alley itself, giving any future development exceptional flexibility for site circulation, drive-through stacking, and multiple points of access. This configuration makes the site ideal for a car wash, quick-service drive-through, or most types of retail and commercial development, maximizing benefit from corner visibility and multi-sided access. The property is zoned C2-1VL-CPIO, offering broad commercial development flexibility at a signalized intersection along a high-traffic corridor. Improvements currently on site total approximately 8,127 square feet across two structures, a licensed preschool campus (6,195 SF) and a church sanctuary (1,932 SF), plus a third vacant parcel offering near-term income potential from uses such as a recycling center or tow yard. Combined, the assemblage projects an estimated $15,264/month in gross income and approximately $146,434 in annual NOI, supporting the $1,895,000 asking price at a pro forma cap rate of approximately 7.73%. For a developer, this hard-corner, alley-accessed assemblage is a rare opportunity to acquire land along Western Avenue with existing cash flow in place while planning a car wash, drive-through, or retail/commercial redevelopment. The property includes three APN numbers (6055-022-028, 6055-022-029, 6055-022-030).

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