Medical Office With Dental
For Sale
$950,000
3015 West 85th Street, Inglewood, CA 90305
Includes the operating practice, goodwill, patient base, furniture, fixtures, and equipment.
Property Size1,953 SF
Days on Market8
Property Features for 3015 West 85th Street
General Information
Standard status
Active
Size
1,953 SF
Property subtype
BO, OFC, SCR
Zoning
C2
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Building Size
1,953 SF
Year Built
1939
Buildings
1
Stories
1
Units
1
Listing Agency:
Keller Williams World Media Center
(818) 298-8810
Listed By:
Kirk Garabedian · License #01216376
(818) 298-8810
Source:
Realnex
Added: Jul 31
Changed: Aug 3
Last Checked: Aug 7 at 12:43AM
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 Keller Williams World Media Center
Investment Insights
Based on property information with market context.
This medical office property includes an established dental practice and the associated commercial building. The sale encompasses the practice’s goodwill and patient base, along with furniture, fixtures, and equipment. The offering combines an operating healthcare business with ownership of its underlying real estate.
Located at 3015 West 85th Street in Inglewood, California, the property carries C2 zoning and was built in 1939. The surrounding area includes SoFi Stadium, Hollywood Park, Intuit Dome, and additional entertainment, retail, and residential development. The property may suit an owner-user seeking an existing dental operation with its real estate component.
Located at 3015 West 85th Street in Inglewood, California, the property carries C2 zoning and was built in 1939. The surrounding area includes SoFi Stadium, Hollywood Park, Intuit Dome, and additional entertainment, retail, and residential development. The property may suit an owner-user seeking an existing dental operation with its real estate component.
Key Highlights
- Established dental practice included with the commercial building
- Goodwill and patient base convey with the practice
- Furniture, fixtures, and equipment included
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
$41,833
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
4.40%
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%
$836,660
$836.7K
Cap Rate 7%
$597,614
$597.6K
Cap Rate 9%
$464,811
$464.8K
Market Conditions
NOI Build-Up for 1,953 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
$65.6K $33.60/SF
− Vacancy
−$9.8K −$5.04/SF
EGI
$55.8K $28.56/SF
− OpEx
−$13.9K −$7.14/SF
NOI
$41.8K $21.42/SF
Area
Inglewood, CA
Vacancy
15.00%
Lease Rate
$33.60 /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%
$836,660
Cap Rate 7%
$597,614
Cap Rate 9%
$464,811
Alternative Uses
Best Use
Office B
$597.6K
$522.9K – $697.2K
NOI $41,833 @ 7.0% cap · market cap 4.40%
Second Best
Healthcare Medical
$497.2K
$435.0K – $580.0K
NOI $34,802 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$796.8K
$697.2K – $929.6K
NOI $55,778 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90305, CA
15,367
Population
6,499
Households
2.4
Avg Household Size
47
Median Age
36%
College-Educated
91%
High-School Grad
2.6 sq mi
ZIP Area
5,910
Density / Sq Mi
$89,030
Median Household Income
$50,041
Median Earnings
$1,868
Median Rent
$785,000
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?
Medical Office Space - Includes the operating practice, goodwill, patient base, furniture, fixtures, and equipment.
Where is this medical office space located?
The property is located at 3015 West 85th Street Inglewood, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Established dental practice included with the commercial building; Goodwill and patient base convey with the practice; Furniture, fixtures, and equipment included
