Bellflower Retail Investment
For Sale
Contact for pricing
10329 Artesia Blvd, Bellflower, CA 90706
Retail property with a strong NNN lease in place.
Property Size4,591 SF
Price / SF$593.55
Days on Market714
Property Features for 10329 Artesia Blvd
General Information
Standard status
Active
Size
4,591 SF
Property subtype
Office, Retail, Special Purpose
Zoning
C-G
Listing Agency:
Lee & Associates - Newport Beach
(949) 930-6292
Listed By:
John Gessford · License #CA 01137479
Source:
Crexi
Added: Aug 29, 2024
Changed: Aug 12
Last Checked: May 12 at 11:01PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates - Newport Beach
Investment Insights
Based on property information with market context.
This retail property, encompassing 4,591 square feet, is located in Bellflower, California. It is currently under a strong AIR NNN Lease with Integrated Life LLC. The lease is set to expire on December 31, 2028, and includes no options for renewal. Starting in February 2026, the rent is scheduled to increase, resulting in a cap rate of 6.00%.
Key Highlights
- Strong AIR NNN Lease in place with Integrated Life LLC.
- Rent increases starting Feb. 2026, resulting in a 6.00% cap rate.
- Lease expires December 31, 2028.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$101,574
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.73%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,031,480
$2.0M
Cap Rate 7%
$1,451,057
$1.5M
Cap Rate 9%
$1,128,600
$1.1M
Market Conditions
NOI Build-Up for 4,591 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$155.4K $33.84/SF
− Vacancy
−$10.3K −$2.23/SF
EGI
$145.1K $31.61/SF
− OpEx
−$43.5K −$9.48/SF
NOI
$101.6K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,031,480
Cap Rate 7%
$1,451,057
Cap Rate 9%
$1,128,600
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,574 @ 7.0% cap · market cap 3.73%
Second Best
Office B
$1.43M
$1.25M – $1.67M
NOI $100,356 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,060 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,736
Businesses Nearby
Explore this area
Business Placement
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Retail property with a strong NNN lease in place.
Where is this nnn property located?
The property is located at 10329 Artesia Blvd Bellflower, CA.
What is the asking price?
The asking price for this property is $2,725,000.
What are key features of this property?
This property features: Strong AIR NNN Lease in place with Integrated Life LLC.; Rent increases starting Feb. 2026, resulting in a 6.00% cap rate.; Lease expires December 31, 2028.
