Two-Story Creative Office
For Sale
Contact for pricing
1320 E Imperial Avenue, El Segundo, CA 90245
Two-story creative office building with on-site parking and ESC2 zoning along Imperial Avenue in El Segundo.
Property Size11,494 SF
Lot Size0.18 Acres
Price / SF$337.13
Days on Market50
Property Features for 1320 E Imperial Avenue
General Information
Standard status
Active
Size
11,494 SF
Total Parking Spaces
12
Lot size
0.18 Acres
Property subtype
Office
Zoning
ESC2
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
1962
Stories
2
Listing Agency:
Zacuto Group
Listed By:
Matthew Luchs · License #01948233
Source:
Crexi
Added: Jul 18
Changed: Aug 16
Last Checked: Sep 3 at 12:16PM
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 Zacuto Group
Investment Insights
Based on property information with market context.
Two-story creative office building offering flexible creative office and flex research-and-development use. The property includes efficient floor plates, on-site parking, and building signage along Imperial Avenue for visibility within an established commercial corridor. Originally built in 1962, it presents creative character with the flexibility to accommodate a range of creative and flex R&D users.
The building is positioned along the Imperial Avenue corridor in the heart of El Segundo. It is described as minutes from Los Angeles International Airport and from the I-405 and I-105 freeways, supporting convenient regional access.
The site is approximately 0.18 acres and the property is zoned ESC2. It is presented for sale as an owner-user or investor opportunity.
The building is positioned along the Imperial Avenue corridor in the heart of El Segundo. It is described as minutes from Los Angeles International Airport and from the I-405 and I-105 freeways, supporting convenient regional access.
The site is approximately 0.18 acres and the property is zoned ESC2. It is presented for sale as an owner-user or investor opportunity.
Key Highlights
- Two‑story creative office building built in 1962 with 11,494 SF total and two efficient 5,747 SF floor plates
- Zoned ESC2 with flexible creative office and flex research‑and‑development use
- On‑site parking and signage along Imperial Avenue for branding within a dense commercial corridor
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
$251,250
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
6.48%
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%
$5,025,000
$5.0M
Cap Rate 7%
$3,589,286
$3.6M
Cap Rate 9%
$2,791,667
$2.8M
Market Conditions
NOI Build-Up for 11,494 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
$441.4K $38.40/SF
− Vacancy
−$106.4K −$9.25/SF
EGI
$335.0K $29.15/SF
− OpEx
−$83.7K −$7.29/SF
NOI
$251.2K $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%
$5,025,000
Cap Rate 7%
$3,589,286
Cap Rate 9%
$2,791,667
Alternative Uses
Best Use
Office B
$3.59M
$3.14M – $4.19M
NOI $251,250 @ 7.0% cap · market cap 6.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.15M
$5.38M – $7.18M
NOI $430,769 @ 7.0% cap · market cap 11.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
650
Businesses Nearby
Explore this area
Business Placement
Demographics for 90245, CA
17,272
Population
7,677
Households
2.2
Avg Household Size
39
Median Age
63%
College-Educated
98%
High-School Grad
5.3 sq mi
ZIP Area
3,259
Density / Sq Mi
$149,149
Median Household Income
$83,427
Median Earnings
$2,547
Median Rent
$1,521,600
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?
Creative space - Two-story creative office building with on-site parking and ESC2 zoning along Imperial Avenue in El Segundo.
Where is this creative space located?
The property is located at 1320 E Imperial Avenue El Segundo, CA.
What is the asking price?
The asking price for this property is $3,875,000.
What are key features of this property?
This property features: Two‑story creative office building built in 1962 with 11,494 SF total and two efficient 5,747 SF floor plates; Zoned ESC2 with flexible creative office and flex research‑and‑development use; On‑site parking and signage along Imperial Avenue for branding within a dense commercial corridor
