The Baker Building

The Offering

A Creative Compound
in West LA

Lee & Associates Los Angeles West, Inc. has been exclusively retained to offer for sale or lease The Baker Building, a ± 20,782 RSF creative compound located at 2256 Barry Avenue in the heart of West Los Angeles.

The property consists of two buildings with polished concrete floors, exposed wood-beam ceilings, abundant natural light, and an outdoor patio — ideal for creative, media, and technology tenants seeking a unique campus environment.

Favorable loan assumption terms are available for qualified buyers. Building 2 is leased through 3/31/2027, providing immediate in-place income.

Experience the Property

Building 2 open warehouse with exposed ceilings

Building 2 kitchen with green tile backsplash

Investment Thesis

Why The Baker Building

Favorable Loan Assumption

Qualified buyers can assume the existing loan at favorable terms, significantly reducing acquisition costs and providing immediate leverage advantages in the current rate environment.

In-Place Income + Upside

Building 2 is fully leased through March 2027, delivering stable cash flow from day one. Building 1 offers significant upside as a value-add lease-up opportunity at attractive West LA rents.

Irreplaceable Creative Campus

A rare two-building creative compound with exposed ceilings, concrete floors, mezzanine, patio, and 43-car gated parking — a format that cannot be replicated under current zoning and construction costs.

Premier West LA Location

Positioned at the end of a quiet street with exceptional privacy, steps from Sawtelle Boulevard's world-class dining scene, and minutes from the 10 and 405 freeways.

Transit-Oriented

Walking distance to the Metro Expo Line, providing seamless connectivity to Downtown LA, Santa Monica, and the broader Westside — a major draw for today's workforce.

Flexible Use Potential

NI (EC) zoning allows creative office, production, media, and a variety of commercial uses — offering maximum flexibility for owner-users or investors seeking diverse tenant demand.

Acquisition Opportunity

For Sale

Acquire a two-building creative compound with in-place income and favorable loan assumption terms in one of LA's most sought-after submarkets.

Price$10,500,000

Price / RSF$505 / SF

Building RSF± 20,782 SF

Building USF± 15,813 SF

Land Size± 19,750 SF

ZoningNI (EC)

APN4260-014-035

Parking43 Cars — Gated Surface Lot

Loan AssumptionFavorable Terms Available

Assumable Loan Summary

LenderStanCorp Mortgage Investors, LLC

Original Balance$5,000,000

Est. Current Balance± $4,428,000

Rate3.50% Fixed

Amortization30 Years

MaturitySeptember 1, 2030

GuarantyFull Recourse (25% once Suite 2A or 2B leased)

PrepaymentGreater of 1% or Yield Maintenance

Current Rent Roll

Tenant	SF	$/SF/MG	Monthly	Expiration
Bldg 1 — Hamagami/Carroll	15,944	$2.62	$41,778	12/31/2026
Bldg 2 — Pro Rx	4,838	$3.09	$14,964	3/31/2027
Total	20,782		$56,742

Parking Income: Bldg 1 — 25 spaces × $84/mo = $2,100 | Bldg 2 — 14 spaces × $50/mo = $700

Hamagami/Carroll currently paying 50% rent; terminable with 60-day notice

Building 1

15,944 RSF

Available 60 Days Notice

Building 2

4,838 RSF

Leased through 3/31/2027

Leasing Opportunity

For Lease

Creative suites available for lease in Building 1 — a rare opportunity to occupy an entire floor plate in a unique West LA compound.

Available SpaceBuilding 1: ± 15,944 SF

Rent$2.70 / SF, NNN

Parking2 / 1,000 SF — $150 / Space / Month

Availability60 Days

Building Features

Creative compound
Concrete floors
Exposed ceilings
Abundant natural light
Elevator access from parking
Outdoor patio
Direct access via outdoor walkway
Quiet street with ample privacy
Near Sawtelle Blvd restaurants
Easy access to 10 & 405 Freeways
Walking distance to Metro Expo Line
Gated surface parking lot

Building Plans

Floor Plans

Two-building creative compound totaling ± 20,782 RSF across ground and mezzanine levels.

Ground floor plan — Building 1 and Building 2

Mezzanine floor plan — Building 1 upper level

Building 1 — Ground

11,481 RSF

Hamagami/Carroll

Building 1 — Mezzanine

4,463 RSF

Hamagami/Carroll

Building 2 — Pro Rx

4,838 RSF

Leased through 3/31/2027

Developer Opportunity

Land Development
Potential

The property's NI(EC) zoning under the Exposition Corridor Transit Neighborhood Plan (Expo TNP) unlocks significant development upside. The NI(EC) — New Industry Zone — is the most employment-forward designation in the plan, tailored for 21st century creative and technology industries.

A developer can build approximately 49,375 SF by-right at 2.5x FAR, or up to 79,000 SF with TNP Bonus incentives at 4.0x FAR — a substantial increase over the existing ± 15,813 SF improvements.

Site Summary

Land Area± 19,750 SF (± 0.45 Acres)

ZoningNI(EC) — New Industry

Specific PlanExpo Corridor TNP

Base FAR2.5x

TNP Bonus FAR4.0x

Height LimitUp to 96 feet

Land Cost / BSF (4.0x)± $133 PSF

Buildable Area

Development Scenarios

Base Entitlement

Scenario A

49,375

Total Buildable SF

FAR2.5x

Use Mix100% Creative Office / Industrial

Non-Residential SF± 49,375 SF

Live/Work SFN/A

Min. Non-Res Req.100%

Public BenefitsNone Required

ParkingPer LAMC

TNP Bonus

Scenario B

79,000

Total Buildable SF

FAR4.0x

Use Mix55% Non-Res / 45% Live/Work

Non-Residential SF± 43,450 SF (55%)

Live/Work SF± 35,550 SF (45%)

Min. Non-Res Req.45% (if Live/Work)

Public BenefitsAffordable Housing + TDM

Parking0.5/unit; 30% reduction (non-res)

Allowable Uses

Office Allowed

R&D Allowed

Media / Motion Picture Allowed

Light Manufacturing Allowed

Hotel Conditional

Live/Work Up to 55%

Retail 20% max

Restaurant 20% max

Rec / Gym 10% max

Multifamily Res. Not Permitted

Height & Parking Standards

Base Height58 – 96 ft (by subarea)

Add'l Ground Flr Height+5 ft (if ceiling > 15 ft)

Transitional (< 50 ft of R2)Max 25 ft

Transitional (50–100 ft of R2)Max 50 ft

Parking

Live/Work Units1 auto + 1 bike / unit

EV Ready Spaces10% of total

TNP Bonus ResidentialMax 0.5 spaces / unit

TNP Non-Res Ground FlrUp to 30% reduction

Open Space Req.1 SF per 25 SF non-res

Developer Thesis

Why This Site Pencils

$133

Effective Land Cost PSF

At $532 PSF of land, a 4.0x FAR development yields an effective land cost of ± $133 PSF of buildable area — a compelling basis for ground-up creative office or live/work on the Westside.

4.0x

TNP Bonus FAR

Proximity to Expo/Bundy station unlocks TNP Bonus FAR (2.5x → 4.0x), reduced parking minimums, and streamlined entitlement pathways — significantly improving project economics.

55%

Live/Work Hybrid Upside

The NI(EC) zone's allowance for up to 55% live/work units creates a differentiated product type that commands premium rents while satisfying the employment-oriented mandate.

Hold +
Develop

Income During Entitlement

Existing creative office improvements generate income during the entitlement period, de-risking the carry cost while pursuing development approvals.

Supply
Gap

Westside Scarcity

NI(EC) zoned parcels of this size are exceptionally rare in West LA. Development pipeline is limited, and tenant demand from tech, media, and entertainment continues to grow in the Sawtelle/Olympic corridor.

Metro
Adjacent

Transit-Oriented

Walking distance to Expo/Bundy Metro station qualifies the site for TNP Bonus incentives including increased density, reduced parking, and streamlined approvals.

The Baker
Building

A Creative Compound
in West LA

The Baker Building