Creative Space in Hayden
For Sale
$13,995,000
8621 Hayden Place, Culver City, CA 90232
Located in the heart of Culver City's Hayden Tract.
Property Size25,550 SF
Price / SF$547.75
Days on Market150
Property Features for 8621 Hayden Place
General Information
Standard status
Active
Size
25,550 SF
Property subtype
Office
Listing Agency:
(310) 550-2537
Listed By:
Jeff Pion · License #00840278
(310) 550-2537
Source:
Cbre
Added: Mar 25
Changed: Aug 16
Last Checked: Aug 21 at 8:41AM
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 Jeff Pion
Investment Insights
Based on property information with market context.
Located in the heart of the Hayden Tract in Culver City, California, 8621 Hayden Place resides in one of the strongest markets in the western United States. The area is home to global market leaders such as Apple, Amazon, HBO, and Sony, drawn to its central location for employees, walkable amenities including restaurants, hotels, fitness options, and public parks, its small-town feel, and municipal services including public transportation. The Hayden Tract has been a leader in the creative space movement, offering non-traditional real estate options to tech, media, and entertainment tenants. It serves as a central hub for entertainment stage, studio, and production space. The property is positioned in the Culver City ecosystem between NantStudios’ production facility and the Nova Exhibition, and across the street from Apple’s campus. The property size is 25550 square feet.
Key Highlights
- Prime location in the heart of Culver City's Hayden Tract.
- Proximity to major global market leaders like Apple, Amazon, HBO, and Sony.
- Located in the 'creative space' movement hub, ideal for tech, media, and entertainment tenants.
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
$558,503
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
3.99%
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%
$11,170,060
$11.2M
Cap Rate 7%
$7,978,614
$8.0M
Cap Rate 9%
$6,205,589
$6.2M
Market Conditions
NOI Build-Up for 25,550 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
$981.1K $38.40/SF
− Vacancy
−$236.4K −$9.25/SF
EGI
$744.7K $29.15/SF
− OpEx
−$186.2K −$7.29/SF
NOI
$558.5K $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%
$11,170,060
Cap Rate 7%
$7,978,614
Cap Rate 9%
$6,205,589
Alternative Uses
Best Use
Office B
$7.98M
$6.98M – $9.31M
NOI $558,503 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.68M
$11.97M – $15.96M
NOI $957,556 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,621
Businesses Nearby
Explore this area
Business Placement
Demographics for 90232, CA
16,452
Population
7,995
Households
2.1
Avg Household Size
38
Median Age
64%
College-Educated
91%
High-School Grad
2.2 sq mi
ZIP Area
7,478
Density / Sq Mi
$125,490
Median Household Income
$84,701
Median Earnings
$2,659
Median Rent
$1,491,800
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?
Creative space - Located in the heart of Culver City's Hayden Tract.
Where is this creative space located?
The property is located at 8621 Hayden Place Culver City, CA.
What is the asking price?
The asking price for this property is $13,995,000.
What are key features of this property?
This property features: Prime location in the heart of Culver City's Hayden Tract.; Proximity to major global market leaders like Apple, Amazon, HBO, and Sony.; Located in the 'creative space' movement hub, ideal for tech, media, and entertainment tenants.
