Flex Property for Creative
For Sale
$17,995,000
Los Angeles, CA 90045, Los Angeles, CA 90045
Freestanding flex property with studios, creative office, and outdoor deck.
Property Size41,656 SF
Price / SF$431.99
Days on Market201
Property Features
General Information
Standard status
Active
Size
41,656 SF
Property subtype
Industrial
Listing Agency:
KW Empower
(310) 407-6515
Listed By:
Daniel Pickart · License #CalDRE #01914551
Source:
Nmrk
Added: Jan 27
Changed: Aug 10
Last Checked: Aug 15 at 4:17AM
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 KW Empower
Investment Insights
Based on property information with market context.
The property at 5431 West 104th Street is a freestanding flex property encompassing approximately 41,656 square feet across two buildings, designed for production and creative uses. It features a mix of improved studio space and creative office areas, making it suitable for an owner-occupier seeking a secure, fully built-out environment with long-term flexibility. The property includes three production studios with support spaces, ideal for in-house content creation, media production, or other specialized operations. Approximately 9,800 square feet of creative office space includes modern finishes, an open layout, and a full kitchen. The campus also features a large outdoor deck with a built-in kitchen, restrooms, and cabanas, suitable for events, team functions, or client meetings. The property offers logistical functionality with secure perimeter fencing, on-site parking, and four roll-up doors for delivery and staging, in addition to creative infrastructure. Located near LAX, major freeways, and the growing Inglewood production district, the site provides access to labor, talent, vendors, and transportation options, as well as convenient access to surrounding areas such as Playa Vista, Culver City, Marina del Rey, Venice, and the South Bay. The location is in close proximity to Inglewood, which has seen recent investment in studio and production infrastructure, offering long-term potential for users or investors focused on the media and content industries.
Key Highlights
- Freestanding ±41,656 SF flex property with a mix of studio and creative office space.
- Three production studios are equipped for in‑house content creation, media production, or specialized operations.
- Features ±9,800 SF of creative office space with modern finishes, open layout, and a full kitchen.
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
$988,757
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
5.49%
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%
$19,775,140
$19.8M
Cap Rate 7%
$14,125,100
$14.1M
Cap Rate 9%
$10,986,189
$11.0M
Market Conditions
NOI Build-Up for 41,656 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
$1.62M $38.88/SF
− Vacancy
−$301.2K −$7.23/SF
EGI
$1.32M $31.65/SF
− OpEx
−$329.6K −$7.91/SF
NOI
$988.8K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$19,775,140
Cap Rate 7%
$14,125,100
Cap Rate 9%
$10,986,189
Alternative Uses
Best Use
Office B
$14.13M
$12.36M – $16.48M
NOI $988,757 @ 7.0% cap · market cap 5.49%
Second Best
Industrial
$7.39M
$6.47M – $8.62M
NOI $517,475 @ 7.0% cap · market cap 2.88%
Theoretical Best
Multifamily LT 5
$843.93M
$738.43M – $984.58M
NOI $59,074,788 @ 7.0% cap · market cap 328.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
10,577
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90045, CA
41,035
Population
17,981
Households
2.3
Avg Household Size
36
Median Age
64%
College-Educated
96%
High-School Grad
10.8 sq mi
ZIP Area
3,800
Density / Sq Mi
$132,577
Median Household Income
$68,684
Median Earnings
$2,909
Median Rent
$1,322,700
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?
Flex space - Freestanding flex property with studios, creative office, and outdoor deck.
Where is this flex space located?
The property is located at Los Angeles, CA.
What is the asking price?
The asking price for this property is $17,995,000.
What are key features of this property?
This property features: Freestanding ±41,656 SF flex property with a mix of studio and creative office space.; Three production studios are equipped for in‑house content creation, media production, or specialized operations.; Features ±9,800 SF of creative office space with modern finishes, open layout, and a full kitchen.
