Industrial Warehouse with Mezzanine
For Sale
$1,350,000
5065 Walnut Grove, San Gabriel, CA 91776
Commercial Sale, San Gabriel, CA
Property Size3,925 SF
Price / SF$343.95
Days on Market94
Property Features for 5065 Walnut Grove
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M1
Directions
Directions to 5065 Walnut Grove Ave, San Gabriel, CA 91776 Take the I-10 Freeway and exit at Walnut Grove Avenue. Head south on Walnut Grove Avenue. Continue straight for approximately 1/2 mile. 5065 Walnut Grove Avenue will be on your right-hand s
Subdivision
654 - San Gabriel
Standard status
Active
APN
5373033059
Utilities
Cooling system
Central Air
Building Details
Year built
2006
Listing Agency:
HomeSmart, Evergreen Realty · HomeSmart International
(626) 239-1700
Listed By:
Calvin Wong · License #02059212
(949) 771-9129
Added: Jun 12
Changed: Sep 2
Last Checked: Sep 13 at 7:06AM
MLS# AR26128938
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This industrial property includes a clear-span warehouse, dedicated office space, and a mezzanine level for additional storage or support use. The office is arranged over two stories, with two restrooms available. Warehouse dimensions are approximately 72 feet by 34 feet, with an estimated 24-foot minimum ceiling clearance. Loading is accommodated by a single roll-up garage door measuring approximately 12.5 feet wide and 15 feet tall.
The building is located at 5065 Walnut Grove Avenue with a San Gabriel postal address in Los Angeles County, California, and is described as being situated in the City of Rosemead. The facility is within a gated business park and offers three dedicated parking spaces plus more unassigned parking throughout the fire-sprinklered property. Built in 2005, the site is identified for M-1 heavy commercial/light manufacturing zoning.
The space is suited for industrial, distribution, manufacturing, or owner-user operations that require a combination of warehouse area and an office component. Interested buyers should review Rosemead zoning rules and any conditional use requirements, along with HOA terms noted as approximately $300 per month, and verify all information with the appropriate parties.
The building is located at 5065 Walnut Grove Avenue with a San Gabriel postal address in Los Angeles County, California, and is described as being situated in the City of Rosemead. The facility is within a gated business park and offers three dedicated parking spaces plus more unassigned parking throughout the fire-sprinklered property. Built in 2005, the site is identified for M-1 heavy commercial/light manufacturing zoning.
The space is suited for industrial, distribution, manufacturing, or owner-user operations that require a combination of warehouse area and an office component. Interested buyers should review Rosemead zoning rules and any conditional use requirements, along with HOA terms noted as approximately $300 per month, and verify all information with the appropriate parties.
Key Highlights
- Approx. 3,925 total SF: 950 SF 2‑story office plus approx. 2,975 SF warehouse/workshop with a mezzanine level
- Clear‑span warehouse/workshop with approx. 24' minimum ceiling height and warehouse dimensions approx. 72' x 34'
- Loading access includes a garage door approx. 12.5' wide and 15' tall
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
$85,797
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
6.36%
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%
$1,715,940
$1.7M
Cap Rate 7%
$1,225,671
$1.2M
Cap Rate 9%
$953,300
$953.3K
Market Conditions
NOI Build-Up for 3,925 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
$150.7K $38.40/SF
− Vacancy
−$36.3K −$9.25/SF
EGI
$114.4K $29.15/SF
− OpEx
−$28.6K −$7.29/SF
NOI
$85.8K $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%
$1,715,940
Cap Rate 7%
$1,225,671
Cap Rate 9%
$953,300
Alternative Uses
Best Use
Office B
$1.23M
$1.07M – $1.43M
NOI $85,797 @ 7.0% cap · market cap 6.36%
Second Best
Warehouse
$729.6K
$638.4K – $851.2K
NOI $51,072 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $147,100 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
24 ft
Clear height
1
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Flex space - Clear-span warehouse with dedicated office and mezzanine, offering flexible space for industrial and light manufacturing needs.
Where is this flex space located?
The property is located at 5065 Walnut Grove San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Approx. 3,925 total SF: 950 SF 2‑story office plus approx. 2,975 SF warehouse/workshop with a mezzanine level; Clear‑span warehouse/workshop with approx. 24' minimum ceiling height and warehouse dimensions approx. 72' x 34'; Loading access includes a garage door approx. 12.5' wide and 15' tall
