Flex Building with Indoor
For Sale
Contact for pricing
1100 E Willow St, Signal Hill, CA 90755
Institutional-quality flex space with built-in office and a warehouse set up for indoor parking.
Property Size14,432 SF
Price / SF$311.77
Days on Market71
Property Features for 1100 E Willow St
General Information
Standard status
Active
Size
14,432 SF
Property subtype
OFFICE
Warehouse & Industrial
Warehouse Space
3,400 SF
Office Build-Out
11,000 SF
Listing Agency:
CIF Group
Listed By:
John Wentzel
(310) 874-4400
Source:
Moodyscre
Added: Jul 7
Changed: Sep 5
Last Checked: Sep 15 at 8:21AM
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 CIF Group
Investment Insights
Based on property information with market context.
This flex building is beautifully maintained and institutional quality. It is currently built out with 11,000 SF of institutional office space and an additional 3,400 SF of warehouse space. The warehouse is set up for indoor parking, supporting flexible use for operations that need both office and light distribution or storage.
The property totals 14,432 SF at 1100 E Willow St in Signal Hill, CA 90755. Recent exterior improvements include new exterior paint, a new roof, and an asphalt overlay, helping reduce near-term exterior maintenance.
The current configuration offers a practical layout for users who want dedicated office space alongside warehouse space designed to accommodate indoor vehicle storage.
The property totals 14,432 SF at 1100 E Willow St in Signal Hill, CA 90755. Recent exterior improvements include new exterior paint, a new roof, and an asphalt overlay, helping reduce near-term exterior maintenance.
The current configuration offers a practical layout for users who want dedicated office space alongside warehouse space designed to accommodate indoor vehicle storage.
Key Highlights
- Total size 14,432 SF flex building
- 11,000 SF institutional office build‑out
- 3,400 SF warehouse set up for indoor parking
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
$315,472
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
7.01%
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%
$6,309,440
$6.3M
Cap Rate 7%
$4,506,743
$4.5M
Cap Rate 9%
$3,505,244
$3.5M
Market Conditions
NOI Build-Up for 14,432 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
$554.2K $38.40/SF
− Vacancy
−$133.6K −$9.25/SF
EGI
$420.6K $29.15/SF
− OpEx
−$105.2K −$7.29/SF
NOI
$315.5K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$6,309,440
Cap Rate 7%
$4,506,743
Cap Rate 9%
$3,505,244
Alternative Uses
Best Use
Office B
$4.51M
$3.94M – $5.26M
NOI $315,472 @ 7.0% cap · market cap 7.01%
Second Best
Warehouse
$2.68M
$2.35M – $3.13M
NOI $187,788 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$7.73M
$6.76M – $9.01M
NOI $540,879 @ 7.0% cap · market cap 12.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,409
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90755, CA
11,923
Population
5,071
Households
2.4
Avg Household Size
38
Median Age
38%
College-Educated
88%
High-School Grad
2.2 sq mi
ZIP Area
5,420
Density / Sq Mi
$102,684
Median Household Income
$61,069
Median Earnings
$1,817
Median Rent
$730,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Institutional-quality flex space with built-in office and a warehouse set up for indoor parking.
Where is this flex space located?
The property is located at 1100 E Willow St Signal Hill, CA.
What is the asking price?
The asking price for this property is $4,499,500.
What are key features of this property?
This property features: Total size 14,432 SF flex building; 11,000 SF institutional office build‑out; 3,400 SF warehouse set up for indoor parking
