5890 Adams Blvd, Culver City, CA 90232

Site feasibility · generated 2026-04-22 00:20 UTC · tract 06037702400

Recommendation

Proceed with **ev_dcfc_hub** (fit=0.81)

0.85overall site score / 1.00

EV streamlined permit: yes SCE territory Culver City zoning ZIP 90232 ZEV share 13.5%

The engine scored 10 candidate verticals against the site's data signals (traffic, demographics, competition, permit path, grid readiness). This is the engine's top-line recommendation — not a replacement for broker / legal review, but a ranked starting point.

Top-3 Verticals

The three highest-scoring candidate uses for this address. Each card shows the fit score (0–1 composite), estimated capex, projected annual revenue, and payback years. Hover the full ranking below for all 10.

EV DC Fast-Charging Hub

ev_dcfc_hub

Fit 0.81 · capex $488,400 · rev $202,476 · payback 4.3yr

A public-facing 4-port DC Fast Charging station (150–350 kW per port). Drivers stop for 20–40 minutes to add 150–250 miles of range. Think EVgo, Electrify America, or a Tesla Supercharger. Revenue from retail electricity markup ($0.50–0.60/kWh) plus LCFS credits. Works best on arterial corridors near freeway access.

Ghost Kitchen / Commissary

ghost_kitchen

Fit 0.74 · capex $2,650,000 · rev $1,400,000 · payback 3.8yr

A shared commercial kitchen facility with 10–12 rental stalls for delivery-only restaurant operators (DoorDash, Uber Eats, Grubhub). No dining room, no storefront — revenue from monthly stall rent ($8–12k each) plus shared service fees. Wants dense residential/office within a 5-mile delivery radius.

Convenience Store (no fuel)

convenience_store

Fit 0.65 · capex $1,750,000 · rev $2,100,000 · payback 6.9yr

A modern 7-Eleven / Wawa / Sheetz-style c-store without gas pumps. High-frequency traffic model, $2M+ annual revenue, food service expands margin. Competes head-on with local gas-attached c-stores.

Vertical Ranking

Every candidate vertical with its sub-scores. Click any column header to sort. See the legend below for what each score actually means.

How to read the scores

Fit (0–1)

Overall quality of the match between this vertical and the site. It's a weighted blend of the four sub-scores below. Green ≥ 0.60 = strong fit. Yellow 0.40–0.60 = mixed. Red < 0.40 = weak.

Traffic

Does enough passing-by car volume support this use? 1.0 = strong arterial exposure. 0.0 = too quiet for a customer-facing retail concept.

Demo (Demographics)

Does the local income, age, and population density match this vertical's target customer? 1.0 = ideal customer profile. 0.0 = wrong audience.

Compete (Competition)

How crowded the category already is nearby. 1.0 = open market, few competitors. 0.0 = saturated, tough to win share.

Permit

How easy getting approvals will be. 0.9+ = streamlined admin permit (EV chargers in Culver City). 0.5 = discretionary CUP process (many months, can be denied).

Capex

Estimated upfront cost to build the project — equipment, construction, tenant improvements. For EV, shown net of available rebates and the 30C tax credit.

Revenue

Projected annual gross revenue at stabilization. Planning estimate, not a commitment — real-world can swing ±30%.

Payback

Years of net cash flow to recoup capex. Under 4 years is strong for commercial real estate. 8+ years usually means the economics don't work without creative capital.

#	Vertical	Fit	Traffic	Demo	Compete	Permit	Capex	Revenue	Payback
1	EV DC Fast-Charging Hub ev_dcfc_hub	0.81	0.77	1.00	0.65	0.90	$488,400	$202,476	4.3y
2	Ghost Kitchen / Commissary ghost_kitchen	0.74	0.50	0.75	1.00	0.70	$2,650,000	$1,400,000	3.8y
3	Convenience Store (no fuel) convenience_store	0.65	1.00	0.30	0.50	0.70	$1,750,000	$2,100,000	6.9y
4	EV Level-2 Destination Charging ev_l2_destination	0.64	0.87	1.00	0.00	0.90	$0	$2,988	—
5	Medical / Dental Office Building medical_office	0.61	0.40	1.00	0.60	0.55	$6,150,000	$1,800,000	7.6y
6	Express Car Wash car_wash	0.60	1.00	0.93	0.00	0.55	$3,650,000	$2,400,000	6.1y
7	Indoor Pickleball Facility pickleball_courts	0.59	0.40	0.72	0.70	0.60	$4,650,000	$1,100,000	12.1y
8	Coffee Drive-Thru coffee_drive_thru	0.57	1.00	0.87	0.00	0.50	$1,350,000	$1,400,000	4.8y
9	Dog Daycare + Boarding dog_daycare_boarding	0.57	0.30	0.81	0.70	0.55	$1,400,000	$850,000	5.5y
10	Quick-Service Restaurant w/ Drive-Thru qsr_drive_thru	0.46	0.73	0.73	0.00	0.45	$2,950,000	$2,200,000	8.9y
11	Self-Storage Facility self_storage	0.28	0.87	0.23	0.00	0.65	$8,150,000	$1,100,000	13.5y

Interactive Map

Interactive layer map. Toggle layers in the top-right to see: the target site (red star), drive-time trade areas (5/10/15 min polygons from Mapbox), existing EV chargers within 3 mi (green = has DCFC), competitor POIs (clustered), and SCE grid circuits.

Site Fundamentals

Parcel-level facts about the property itself. Values labeled `—` couldn't be confirmed from free public sources and need a broker or title-company pull.

APN

4205001079

Owner

—

Lot size

33,786 sqft

Building

2,818 sqft

Zoning

2600

EV streamlined

Yes

Latitude

34.032439

Longitude

-118.373174

Trade Area & Traffic

How the site connects to its customer catchment. AADT = Annual Average Daily Traffic (vehicles/day, averaged across all 365 days). Rule of thumb: under 5k = residential side street; 10–25k = busy arterial (Adams Blvd is here); 30k+ = major urban arterial. The 15-min drive area is the Mapbox isochrone — not a circle — so it reflects real road-network reach.

Traffic stations pulled

Max AADT nearby

42,000

Avg AADT

13,351

Nearest station

0.02 mi

15-min drive area

59.5 sqmi

Isochrone provider

mapbox

EV Landscape

Existing EV charging supply around the site and the rebate stack available for new installs. DCFC port density in the 0.25/0.5/1-mile bands is the primary cannibalization signal for the EV DCFC vertical. DCFC = DC Fast Charging (50–350 kW, 15–45 min recharge, $50–150k/port equipment, needs utility upgrade). L2 = Level 2 (7–11 kW, 4–10 hr recharge, ~$10k/port install, used where the car is already parked for retail/dwell). They're different business models — DCFC sells speed to quick-turn drivers; L2 rides on a dwell tenant's foot traffic.

EV stations within 5 mi

1099

DCFC ports within 0.5 mi

DCFC ports within 1 mi

Total DCFC ports (5 mi)

349

Total L2 ports (5 mi)

3872

Rebate max per port

$60,000

LCFS $/kWh

$0.024

Nearest grid circuit

sce:Sherbourne:Windsor_Hills

Competitive Density (1-mile radius)

POI density within a 1-mile walk/drive of the site, by category. Ranked by count. High counts in a category mean saturation for *that* vertical — but dwell-friendly POIs (coffee, gym, hotel) also *boost* EV L2 scoring.

Category	Count	Saturation
restaurant	43
qsr	27
auto_service	27
cafe	17
convenience	13
gym	9
supermarket	5
self_storage	5
gas_station	5
car_rental	5
car_wash	3
pharmacy	2
hotel	2
ev	1
bank	1

Demographics (Census Tract)

US Census ACS 5-year values for the census tract containing the site, plus CA DMV ZEV registration share for ZIP 90232. Income + ZEV adoption are the two strongest demand signals for EV verticals.

Tract population

4,541

Households

2,057

Median HHI

$129,911

Median age

Bachelor's+ rate

36%

Vehicles per HH

1.00

ZIP BEV registrations

1,270

ZIP ZEV share

13.5%

Incentive Stack

Stackable public incentives for EV charging sites. The engine assumes 30C + CALeVIP + SCE make-ready all apply — a best-case. A financial model should re-verify with a CALeVIP-approved integrator.

Program	Administrator	$/site	$/port	$/kWh	Source
`culver_city_ev_permit_streamlined`	City of Culver City	$0	$0	$0.000	link
`culver_city_commercial_zoning_general`	City of Culver City	$0	$0	$0.000	link
`calevip_la_county`	CALSTART / CEC	$0	$60,000	$0.000	link
`federal_30c_commercial`	IRS	$100,000	$0	$0.000	link
`sce_charge_ready_transport`	Southern California Edison	$500,000	$0	$0.000	link
`lcfs_credit`	CARB	$0	$0	$0.024	link

Data Sources (provenance)

Provenance audit — every data-source module, row count, and last-fetched timestamp. Empty tables indicate either a disabled source or a transient fetch failure (check logs/run_*.log).

Every data-source module, row count, and last-fetched timestamp

Module	Rows	Last fetched
`parcel`	1	2026-04-21T23:54:34+00:00
`traffic_counts`	54	2026-04-21T23:54:36+00:00
`competitors`	1399	2026-04-21T23:00:38+00:00
`ev_chargers`	1100	2026-04-21T23:00:39+00:00
`demographics`	1	2026-04-21T23:02:03+00:00
`ev_adoption`	1	2026-04-21T23:00:44+00:00
`grid_capacity`	1	2026-04-22T00:01:31+00:00
`rebates`	6	2026-04-21T23:00:58+00:00
`real_estate_comps`	1	2026-04-21T23:00:58+00:00
`crime_stats`	1	2026-04-21T23:00:59+00:00
`solar_climate`	3	2026-04-21T23:00:59+00:00
`trade_area`	6	2026-04-21T23:00:59+00:00
`pois`	91	2026-04-21T23:01:03+00:00

Narrative

One-paragraph plain-English summary of the composite analysis. This is the text the engine would give a human reviewer asking 'what does it all mean?'

Overall 0.85. Top-3 verticals: ev_dcfc_hub (0.81), ghost_kitchen (0.74), convenience_store (0.65). Grid readiness 1.00; cannibalization risk 0.35.

EV DCFC Hub — Detailed Financial Breakdown

Two scenarios for the property's strongest vertical. The engine's model gives an optimistic number (full rebate stack, no demand charges). The Realistic column adds line items operators actually pay (SCE demand charges, insurance, card-interchange, property tax) and applies honest rebate eligibility. Federal 30C does not apply at this tract — the Culver City tract has $130k median HHI so it fails the low-income / non-urban test.

2-Port DCFC Hub

Annual kWh dispensed: 245,388

Capital costs (gross)

Line item	Cost
Equipment (150 kW DCFC units, canopy, signage)	$117,600
Site & civil (pads, trenching, ADA)	$53,200
Electrical infrastructure (transformer, switchgear, service upgrade)	$56,000
Soft costs (engineering, permits, Rule 21)	$16,800
Contingency (15%)	$42,000
Partial demo of 2,818 sqft building	$40,000
Gross capex all-in	$325,600

Rebate stack

Program	Engine optimistic	Realistic
CALeVIP LA County ($60,000 × 2 ports)	—	$120,000
SCE Charge Ready 2 (make-ready)	—	$42,000
Federal 30C tax credit	engine assumes ~$84k	$0 ⚠
Total rebates	$254,400	$162,000

Annual opex (realistic)

Line item	Cost
Energy cost (245,388 kWh × $0.16)	$39,262
SCE demand charges (peak kW × $20–30 × 12mo)	$20,000
Maintenance (2 ports × $6,000/yr)	$12,000
Network software (2 ports × $2,400/yr)	$4,800
Insurance (GL + property)	$9,000
Credit-card interchange (2.4% of gross)	$3,239
Property tax (1.2% of capex basis)	$1,963
Total opex	$90,264

Returns — the honest bottom line

	Engine optimistic	Realistic
Annual revenue	$140,852	$140,852
Annual opex	$56,062	$90,264
Annual net income (pre-tax)	$84,790	$50,588
Net capex all-in	$65,600	$163,600
Simple payback	0.8 y	3.2 y
Year-1 cash-on-cash	129.3%	30.9%

4-Port DCFC Hub

Annual kWh dispensed: 306,734

Capital costs (gross)

Line item	Cost
Equipment (150 kW DCFC units, canopy, signage)	$235,200
Site & civil (pads, trenching, ADA)	$106,400
Electrical infrastructure (transformer, switchgear, service upgrade)	$112,000
Soft costs (engineering, permits, Rule 21)	$33,600
Contingency (15%)	$84,000
Partial demo of 2,818 sqft building	$40,000
Gross capex all-in	$611,200

Rebate stack

Program	Engine optimistic	Realistic
CALeVIP LA County ($60,000 × 4 ports)	—	$240,000
SCE Charge Ready 2 (make-ready)	—	$84,000
Federal 30C tax credit	engine assumes ~$84k	$0 ⚠
Total rebates	$440,800	$324,000

Annual opex (realistic)

Line item	Cost
Energy cost (306,734 kWh × $0.16)	$49,078
SCE demand charges (peak kW × $20–30 × 12mo)	$40,000
Maintenance (4 ports × $6,000/yr)	$24,000
Network software (4 ports × $2,400/yr)	$9,600
Insurance (GL + property)	$9,000
Credit-card interchange (2.4% of gross)	$4,049
Property tax (1.2% of capex basis)	$3,446
Total opex	$139,173

Returns — the honest bottom line

	Engine optimistic	Realistic
Annual revenue	$176,066	$176,066
Annual opex	$82,678	$139,173
Annual net income (pre-tax)	$93,388	$36,893
Net capex all-in	$159,200	$287,200
Simple payback	1.7 y	7.8 y
Year-1 cash-on-cash	58.7%	12.8%

What could move these numbers

Lever	Impact
Fleet anchor contract (DoorDash/Uber/Lyft driver program)	+$10–20k/yr net
LCFS credit price recovers from $60 → $100	+$8k/yr net
Battery-buffered dispensing to shave SCE demand charges	+$10–15k/yr net
Triple-net lease of the existing 2,818 sqft building (coffee/convenience)	+$60–100k/yr rent
Larger SCE service upgrade than expected	−$25k (one-time)

Single most important next step

File the SCE Rule 21 Fast Track pre-application (free, ~2-week turnaround) for this specific parcel. It gives you a written hosting-capacity letter, confirms demand-charge exposure, and is required for both CALeVIP and any federal credit filings. Without that letter, the net-capex number floats ±$50k.