Multi-Building Office
New
For Sale
$2,899,999
2281 West 190th Street, Torrance, CA 90504
Office campus with surface parking and access to the I-405, I-110, and SR-91 freeway network.
Property Size6,069 SF
Price / SF$477.84
Days on Market2
Property Features for 2281 West 190th Street
General Information
Standard status
Active
Size
6,069 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Building Details
Year Built
2005
Buildings
16
Properties For Sale
at 2281 West 190th Street Contact us- Size
- 2,618 SF
- Type
- Office
- Availability
- Available
1st Floor
- Size
- 3,451 SF
- Type
- Office
- Availability
- Available
2nd Floor
Listing Agency:
CBRE - South Bay
Listed By:
Mike Harry · License #00940402
(310) 363-4980
Source:
Cbre
Added: Sep 8
Last Checked: Sep 8 at 2:49PM
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 CBRE - South Bay
Investment Insights
Based on property information with market context.
This office property comprises 16 buildings constructed in 2005, creating a multi-building commercial campus with surface parking for employees and visitors. The property is located along West 190th Street in Torrance’s 190th Street Corridor.
Regional access is supported by proximity to the I-405, I-110, and SR-91 freeway network. The surrounding South Bay setting places the office complex near major employment and business centers.
Regional access is supported by proximity to the I-405, I-110, and SR-91 freeway network. The surrounding South Bay setting places the office complex near major employment and business centers.
Key Highlights
- 16‑building office complex
- Modern office construction completed in 2005
- Surface parking for employees and visitors
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
$139,284
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
4.80%
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%
$2,785,680
$2.8M
Cap Rate 7%
$1,989,771
$2.0M
Cap Rate 9%
$1,547,600
$1.5M
Market Conditions
NOI Build-Up for 6,069 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
$218.5K $36.00/SF
− Vacancy
−$32.8K −$5.40/SF
EGI
$185.7K $30.60/SF
− OpEx
−$46.4K −$7.65/SF
NOI
$139.3K $22.95/SF
Area
Torrance, CA
Vacancy
15.00%
Lease Rate
$36.00 /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%
$2,785,680
Cap Rate 7%
$1,989,771
Cap Rate 9%
$1,547,600
Alternative Uses
Best Use
Office B
$1.99M
$1.74M – $2.32M
NOI $139,284 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$122.95M
$107.59M – $143.45M
NOI $8,606,801 @ 7.0% cap · market cap 296.79%
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
854
Businesses Nearby
Explore this area
Business Placement
Demographics for 90504, CA
32,503
Population
12,328
Households
2.6
Avg Household Size
42
Median Age
45%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
7,387
Density / Sq Mi
$105,474
Median Household Income
$55,683
Median Earnings
$2,225
Median Rent
$897,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office campus with surface parking and access to the I-405, I-110, and SR-91 freeway network.
Where is this office building located?
The property is located at 2281 West 190th Street Torrance, CA.
What is the asking price?
The asking price for this property is $2,899,999.
What are key features of this property?
This property features: 16‑building office complex; Modern office construction completed in 2005; Surface parking for employees and visitors
