NNN Property
For Sale
Contact for pricing
431 East Hillcrest Boulevard, Inglewood, CA 90301
Two NNN-leased properties with separate-sale flexibility and on-site parking in Inglewood.
Property Size1,600 SF
Price / SF$687.50
Days on Market10
Property Features for 431 East Hillcrest Boulevard
General Information
Standard status
Active
Size
1,600 SF
Class
C
Total Parking Spaces
10
Property subtype
Retail, Office
Zoning
INC1
Lease Type
NNN
Building Details
Year Built
1959
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Capital Bridge Real Estate Advisors - KW Commercial
(310) 300-3180
Listed By:
Elijah Suval · License #02024364
Source:
Crexi
Added: Aug 13
Changed: Aug 18
Last Checked: Aug 20 at 8:18AM
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 Capital Bridge Real Estate Advisors - KW Commercial
Investment Insights
Based on property information with market context.
This NNN property portfolio includes two properties with leases scheduled to continue through June 2027 and a fair-market-value renewal provision. A rent reset is expected in under 12 months, providing a defined lease milestone for review. The properties may also be acquired separately rather than only as a combined offering.
The offering includes on-site parking at both properties and encompasses 1,600 SF in total property size. The assets are located at 431 East Hillcrest Boulevard in Inglewood, within proximity to SoFi Stadium, Intuit Dome, The Forum, and LAX Airport. Zoning is designated INC1, and the improvements date to 1959.
The offering includes on-site parking at both properties and encompasses 1,600 SF in total property size. The assets are located at 431 East Hillcrest Boulevard in Inglewood, within proximity to SoFi Stadium, Intuit Dome, The Forum, and LAX Airport. Zoning is designated INC1, and the improvements date to 1959.
Key Highlights
- Two‑property NNN portfolio with leases extending through June 2027
- Fair‑market‑value renewal provision included in the lease structure
- Rent reset scheduled in under 12 months
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
$40,443
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
3.68%
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%
$808,860
$808.9K
Cap Rate 7%
$577,757
$577.8K
Cap Rate 9%
$449,367
$449.4K
Market Conditions
NOI Build-Up for 1,600 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
$59.1K $36.96/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$57.8K $36.11/SF
− OpEx
−$17.3K −$10.83/SF
NOI
$40.4K $25.28/SF
Area
Inglewood, CA
Vacancy
2.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
30.00%
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%
$808,860
Cap Rate 7%
$577,757
Cap Rate 9%
$449,367
Alternative Uses
Best Use
Retail
$577.8K
$505.5K – $674.1K
NOI $40,443 @ 7.0% cap · market cap 3.68%
Second Best
Office B
$489.6K
$428.4K – $571.2K
NOI $34,272 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$652.8K
$571.2K – $761.6K
NOI $45,696 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,456
Businesses Nearby
Explore this area
Business Placement
Demographics for 90301, CA
36,270
Population
12,884
Households
2.8
Avg Household Size
37
Median Age
20%
College-Educated
73%
High-School Grad
2.5 sq mi
ZIP Area
14,508
Density / Sq Mi
$62,991
Median Household Income
$33,884
Median Earnings
$1,658
Median Rent
$698,300
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?
NNN property - Two NNN-leased properties with separate-sale flexibility and on-site parking in Inglewood.
Where is this nnn property located?
The property is located at 431 East Hillcrest Boulevard Inglewood, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑property NNN portfolio with leases extending through June 2027; Fair‑market‑value renewal provision included in the lease structure; Rent reset scheduled in under 12 months
