Inglewood Office Buildings For
For Sale
$1,800,000
105 101-109 S Locust Street, Inglewood, CA 90301
Three office buildings totaling 6,128 SF in prime Inglewood location.
Property Size6,128 SF
Lot Size0.16 Acres
Price / SF$293.73
Days on Market127
Property Features for 105 101-109 S Locust Street
General Information
Standard status
Active
Size
6,128 SF
Lot size
0.16 Acres
Property subtype
Office
Building Details
Building Size
6,128 SF
Year Built
1957
Listing Agency:
Vista Sotheby's Int'l Realty
(310) 739-8272
Listed By:
Nancy Deprez · License #01899929
Source:
Archetyperealty
Added: Apr 20
Changed: Aug 23
Last Checked: Aug 23 at 9:13AM
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 Vista Sotheby's Int'l Realty
Investment Insights
Based on property information with market context.
Located in a prime Inglewood location, this offering includes three parcels with three buildings for sale. The addresses are 101, 105, and 109 S. Locust Street. Together, the combined square footage of the three buildings is 6,128 SF of office space, situated on a total lot size of 6,882 SF on a corner lot. One building is currently used as an Eye Center, while two units are vacant and ready to be leased out. The area is a prime location for development. The existing buildings were constructed in 1948 and 1957. The location has a bike score of 50, indicating it is bikeable, a walk score of 83, indicating it is very walkable, and a transit score of 54, indicating good transit options.
Key Highlights
- Prime Inglewood location on a corner lot.
- Includes 3 parcels with 3 buildings.
- Total of 6,128 SF of office space.
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
$131,262
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
7.29%
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%
$2,625,240
$2.6M
Cap Rate 7%
$1,875,171
$1.9M
Cap Rate 9%
$1,458,467
$1.5M
Market Conditions
NOI Build-Up for 6,128 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
$205.9K $33.60/SF
− Vacancy
−$30.9K −$5.04/SF
EGI
$175.0K $28.56/SF
− OpEx
−$43.8K −$7.14/SF
NOI
$131.3K $21.42/SF
Area
Inglewood, CA
Vacancy
15.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
25.00%
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%
$2,625,240
Cap Rate 7%
$1,875,171
Cap Rate 9%
$1,458,467
Alternative Uses
Best Use
Office B
$1.88M
$1.64M – $2.19M
NOI $131,262 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.50M
$2.19M – $2.92M
NOI $175,016 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,610
Businesses Nearby
Explore this area
Business Placement
Demographics for 90301, CA
36,270
Population
12,884
Households
2.8
Avg Household Size
37
Median Age
20%
College-Educated
73%
High-School Grad
2.5 sq mi
ZIP Area
14,508
Density / Sq Mi
$62,991
Median Household Income
$33,884
Median Earnings
$1,658
Median Rent
$698,300
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?
Office building - Three office buildings totaling 6,128 SF in prime Inglewood location.
Where is this office building located?
The property is located at 105 101-109 S Locust Street Inglewood, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Prime Inglewood location on a corner lot.; Includes 3 parcels with 3 buildings.; Total of 6,128 SF of office space.
