Updated Office Building in
For Sale
$3,000,000
1060 Aviation Boulevard, Hermosa Beach, CA 90254
4,000 SF updated office building in Hermosa Beach, CA.
Property Size4,030 SF
Price / SF$744.42
Days on Market491
Property Features for 1060 Aviation Boulevard
General Information
Standard status
Active
Size
4,030 SF
Building Details
Year Built
1947
Listing Agency:
FREDERICKS REALTY
Listed By:
DINA DREIZLER
Source:
Corcoran
Added: May 2, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:08AM
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 FREDERICKS REALTY
Investment Insights
Based on property information with market context.
This is a 4,030 square foot office building located in Hermosa Beach. The building features two floors, each approximately 2,000 square feet. The first floor includes two enclosed offices, two restrooms, an office kitchen area, and several large open spaces. The second floor contains a built-out tenant space, two restrooms, a separate large open space with an office kitchen area, and a soft room divider. The property is zoned HB C-3, which allows for a wide range of commercial possibilities.
Key Highlights
- Large 4,000 sq ft updated office building in Hermosa Beach.
- C‑3 Zoning allows for a wide range of commercial possibilities.
- Two floors, each approximately 2,000 sq ft, providing ample 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
$88,093
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
2.94%
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%
$1,761,860
$1.8M
Cap Rate 7%
$1,258,471
$1.3M
Cap Rate 9%
$978,811
$978.8K
Market Conditions
NOI Build-Up for 4,030 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
$154.8K $38.40/SF
− Vacancy
−$37.3K −$9.25/SF
EGI
$117.5K $29.15/SF
− OpEx
−$29.4K −$7.29/SF
NOI
$88.1K $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%
$1,761,860
Cap Rate 7%
$1,258,471
Cap Rate 9%
$978,811
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,093 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,035 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,622
Businesses Nearby
Explore this area
Business Placement
Demographics for 90254, CA
19,736
Population
10,454
Households
1.9
Avg Household Size
40
Median Age
77%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
14,097
Density / Sq Mi
$152,019
Median Household Income
$104,385
Median Earnings
$2,812
Median Rent
$2,000,001
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 - 4,000 SF updated office building in Hermosa Beach, CA.
Where is this office building located?
The property is located at 1060 Aviation Boulevard Hermosa Beach, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Large 4,000 sq ft updated office building in Hermosa Beach.; C‑3 Zoning allows for a wide range of commercial possibilities.; Two floors, each approximately 2,000 sq ft, providing ample space.
