Flex Space with Gated
For Sale
$715,000
9457 Flora Vista Street, Bellflower, CA 90706
Mixed-use flex building with a high-ceiling roll-up garage, private yard, and dedicated office/loung area on a CG/R1-zoned lot.
Property Size1,440 SF
Lot Size0.17 Acres
Price / SF$496.53
Days on Market364
Property Features for 9457 Flora Vista Street
General Information
Standard status
Active
Size
1,440 SF
Lot size
0.17 Acres
Property subtype
Commercial Sale / Mixed Use
Zoning
CG-R1
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Drive-In Doors
1
Building Details
Buildings
1
Listing Agency:
JACOB & TYLER REALTY
(626) 318-8891
Listed By:
ARMANDO ALEMAN · License #01999614
(626) 318-8891
Source:
Compass
Added: Aug 10, 2025
Changed: Aug 8
Last Checked: Aug 8 at 11:58AM
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 flex property is set up for adaptable operations, combining a high-ceiling garage with a roll-up door, a dedicated office/loung area, and a private gated yard. The lot is zoned CG/R1, allowing for commercial, light industrial, or residential use, providing flexibility for a variety of end users.
Located at 9457 Flora Vista Street in Bellflower, California, the property is minutes from the 605, 91, and 105 freeways. It is also close to major franchises including Home Depot, Starbucks, In-N-Out, and Target, and near the revitalized Bellflower Blvd. corridor with new shops, breweries, and restaurants. The site is positioned for straightforward access and visibility in the surrounding retail and services area.
Located at 9457 Flora Vista Street in Bellflower, California, the property is minutes from the 605, 91, and 105 freeways. It is also close to major franchises including Home Depot, Starbucks, In-N-Out, and Target, and near the revitalized Bellflower Blvd. corridor with new shops, breweries, and restaurants. The site is positioned for straightforward access and visibility in the surrounding retail and services area.
Key Highlights
- 7,450 sq. ft. lot zoned CG/R1 with mixed‑use flexibility for commercial, light industrial, or residential use
- High‑ceiling garage with a roll‑up door for drive‑in access and adaptable workspace
- Private gated yard for secure outdoor space
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
$31,477
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%
$629,540
$629.5K
Cap Rate 7%
$449,671
$449.7K
Cap Rate 9%
$349,744
$349.7K
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
$55.3K $38.40/SF
− Vacancy
−$13.3K −$9.25/SF
EGI
$42.0K $29.15/SF
− OpEx
−$10.5K −$7.29/SF
NOI
$31.5K $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%
$629,540
Cap Rate 7%
$449,671
Cap Rate 9%
$349,744
Alternative Uses
Best Use
Office B
$449.7K
$393.5K – $524.6K
NOI $31,477 @ 7.0% cap · market cap 4.40%
Second Best
Warehouse
$267.7K
$234.2K – $312.3K
NOI $18,737 @ 7.0% cap · market cap 2.62%
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
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,748
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Bellko Korean BBQ — 16600 Bellflower Blvd, Bellflower, CA 90706
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- CATERING EL TACO GRILL — 9062 Maple St, Bellflower, CA 90706
Frequently Asked Questions
What type of property is this?
Flex space - Mixed-use flex building with a high-ceiling roll-up garage, private yard, and dedicated office/loung area on a CG/R1-zoned lot.
Where is this flex space located?
The property is located at 9457 Flora Vista Street 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: 7,450 sq. ft. lot zoned CG/R1 with mixed‑use flexibility for commercial, light industrial, or residential use; High‑ceiling garage with a roll‑up door for drive‑in access and adaptable workspace; Private gated yard for secure outdoor space
