Mixed-Use Property in Thriving
For Sale
$715,000
9457 Flora Vista St, Bellflower, CA 90706
Versatile property with commercial, industrial, and residential potential.
Property Size1,440 SF
Lot Size0.17 Acres
Days on Market274
Property Features for 9457 Flora Vista St
General Information
Standard status
Active
Size
1,440 SF
Lot size
0.17 Acres
Property subtype
Commercial
Building Details
Building Size
1,440 SF
Units
1
Listing Agency:
JACOB & TYLER REALTY
(626) 318-8891
Listed By:
ARMANDO ALEMAN · License #01999614
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 28 at 1:22PM
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 JACOB & TYLER REALTY
Investment Insights
Based on property information with market context.
This mixed-use property is located in a thriving area and offers opportunities for investors, small business owners, or owner-users. The property is situated on a 7,450 sq. ft. lot zoned CG/R1, which allows for commercial, light industrial, or residential use. The structure includes a high-ceiling garage with a roll-up door, a private gated yard, and a dedicated office/lounge area. The property is located minutes from the 605, 91, and 105 freeways and is close to major franchises such as Home Depot, Starbucks, In-N-Out, and Target. The property is also near the revitalized Bellflower Blvd. corridor, which features new shops, breweries, and restaurants.
Key Highlights
- Versatile mixed‑use property zoned CG/R1 allowing for commercial, light industrial, or residential use.
- High‑ceiling garage with roll‑up door and private gated yard.
- Excellent location with easy access to the 605, 91, and 105 freeways.
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
$29,160
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
4.08%
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%
$583,200
$583.2K
Cap Rate 7%
$416,571
$416.6K
Cap Rate 9%
$324,000
$324.0K
Market Conditions
NOI Build-Up for 1,440 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
$51.8K $36.00/SF
− Vacancy
−$5.2K −$3.60/SF
EGI
$46.7K $32.40/SF
− OpEx
−$17.5K −$12.15/SF
NOI
$29.2K $20.25/SF
Area
Los Angeles County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$583,200
Cap Rate 7%
$416,571
Cap Rate 9%
$324,000
Alternative Uses
Best Use
Mixed Use
$416.6K
$364.5K – $486.0K
NOI $29,160 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$771.0K
$674.6K – $899.5K
NOI $53,968 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,637
Businesses Nearby
Explore this area
Business Placement
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile property with commercial, industrial, and residential potential.
Where is this mixed-use property located?
The property is located at 9457 Flora Vista St Bellflower, CA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: Versatile mixed‑use property zoned CG/R1 allowing for commercial, light industrial, or residential use.; High‑ceiling garage with roll‑up door and private gated yard.; Excellent location with easy access to the 605, 91, and 105 freeways.
