Flex Space with High
For Sale
Contact for pricing
13189 Flores St, Santa Fe Springs, CA 90670
Free-standing flex building in a business park with two ground-level doors and two-story office space.
Property Size8,730 SF
Price / SF$400
Days on Market56
Property Features for 13189 Flores St
General Information
Standard status
Active
Size
8,730 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
22 ft
Office Build-Out
2,300 SF
Drive-In Doors
2
Building Details
Buildings
1
Stories
2
Listing Agency:
Colliers - El Segundo
(310) 787-1000
Listed By:
Christopher Sheehan, SIOR
(310) 321-1831
Source:
Moodyscre
Added: Jul 22
Changed: Sep 4
Last Checked: Sep 14 at 5:23AM
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 Colliers - El Segundo
Investment Insights
Based on property information with market context.
This free-standing flex space building is positioned in a business park environment in Santa Fe Springs. The warehouse portion offers 22' clearance and includes 2 ground level doors, supporting a range of operational uses that benefit from drive-up access.
In addition to the warehouse area, the property includes 2,300 SF of two-story office space, providing separation between work space and operations. The building totals 8,730 SF. The property is marketed as having an excellent mid counties location.
In addition to the warehouse area, the property includes 2,300 SF of two-story office space, providing separation between work space and operations. The building totals 8,730 SF. The property is marketed as having an excellent mid counties location.
Key Highlights
- 22' clearance in the warehouse area
- 2 ground level doors for direct access
- 2,300 SF of two‑story 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
$190,831
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
5.46%
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%
$3,816,620
$3.8M
Cap Rate 7%
$2,726,157
$2.7M
Cap Rate 9%
$2,120,344
$2.1M
Market Conditions
NOI Build-Up for 8,730 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
$335.2K $38.40/SF
− Vacancy
−$80.8K −$9.25/SF
EGI
$254.4K $29.15/SF
− OpEx
−$63.6K −$7.29/SF
NOI
$190.8K $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%
$3,816,620
Cap Rate 7%
$2,726,157
Cap Rate 9%
$2,120,344
Alternative Uses
Best Use
Office B
$2.73M
$2.39M – $3.18M
NOI $190,831 @ 7.0% cap · market cap 5.46%
Second Best
Warehouse
$1.62M
$1.42M – $1.89M
NOI $113,594 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$4.67M
$4.09M – $5.45M
NOI $327,181 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
22 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,367
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90670, CA
17,761
Population
5,814
Households
3.1
Avg Household Size
40
Median Age
23%
College-Educated
80%
High-School Grad
8.3 sq mi
ZIP Area
2,140
Density / Sq Mi
$87,830
Median Household Income
$42,615
Median Earnings
$1,908
Median Rent
$624,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Free-standing flex building in a business park with two ground-level doors and two-story office space.
Where is this flex space located?
The property is located at 13189 Flores St Santa Fe Springs, CA.
What is the asking price?
The asking price for this property is $3,492,000.
What are key features of this property?
This property features: 22' clearance in the warehouse area; 2 ground level doors for direct access; 2,300 SF of two‑story office space
