Industrial Flex
For Sale
$6,900,000
9200 Lower Azusa, Rosemead, CA 91770
Commercial Sale, Rosemead, CA
Property Size22,320 SF
Lot Size1.17 Acres
Price / SF$309.14
Days on Market227
Property Features for 9200 Lower Azusa
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Cross Streets are Rosemead Blvd and Lower Azusa Rd.
Subdivision
651 - Rosemead/S. San Gabriel
Standard status
Active
APN
8592016039
Lot size
1.17 Acres
Building Details
Year built
1977
Listing Agency:
THE WRIGHT ASSOCIATED COMPANIES
(626) 610-1309
Listed By:
Thomas Gibson · License #01319085
(626) 610-1309
Added: Jan 12
Changed: Aug 24
Last Checked: Aug 27 at 2:06AM
MLS# CV26007211
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 22,320-square-foot industrial and commercial building occupies a 51,139 SF flat parcel and combines warehouse, loading, and office functions. The layout includes open warehouse areas, dock-high loading with a ramp, and a mix of private and open office areas. Seven restrooms serve the building, including two private facilities within individual office suites. Constructed in 1977, the property can accommodate owner-user or investment strategies.
The site is positioned at the signalized intersection of Lower Azusa Road and Encinita Avenue in Rosemead, with approximately 435 feet of combined street frontage. C-3 General Commercial zoning supports a broad range of uses, subject to verification with the City of Rosemead. Interstate 10 is readily accessible, with connections to I-605, I-210, and State Route 60. A 2023 traffic study reported approximately 21,861 vehicles in average daily traffic, and Home Depot, Walmart, and Target are nearby.
The site is positioned at the signalized intersection of Lower Azusa Road and Encinita Avenue in Rosemead, with approximately 435 feet of combined street frontage. C-3 General Commercial zoning supports a broad range of uses, subject to verification with the City of Rosemead. Interstate 10 is readily accessible, with connections to I-605, I-210, and State Route 60. A 2023 traffic study reported approximately 21,861 vehicles in average daily traffic, and Home Depot, Walmart, and Target are nearby.
Key Highlights
- 22,320‑square‑foot industrial/commercial building on a 51,139 SF flat parcel
- Approximately 435 feet of combined street frontage at Lower Azusa Road and Encinita Avenue
- C‑3 General Commercial zoning, subject to verification with the City of Rosemead
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
$487,897
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
7.07%
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%
$9,757,940
$9.8M
Cap Rate 7%
$6,969,957
$7.0M
Cap Rate 9%
$5,421,078
$5.4M
Market Conditions
NOI Build-Up for 22,320 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
$857.1K $38.40/SF
− Vacancy
−$206.6K −$9.25/SF
EGI
$650.5K $29.15/SF
− OpEx
−$162.6K −$7.29/SF
NOI
$487.9K $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%
$9,757,940
Cap Rate 7%
$6,969,957
Cap Rate 9%
$5,421,078
Alternative Uses
Best Use
Office B
$6.97M
$6.10M – $8.13M
NOI $487,897 @ 7.0% cap · market cap 7.07%
Second Best
Warehouse
$4.15M
$3.63M – $4.84M
NOI $290,426 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$11.95M
$10.46M – $13.94M
NOI $836,503 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,178
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
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 - Office and warehouse areas support varied commercial configurations.
Where is this flex space located?
The property is located at 9200 Lower Azusa Rosemead, CA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: 22,320‑square‑foot industrial/commercial building on a 51,139 SF flat parcel; Approximately 435 feet of combined street frontage at Lower Azusa Road and Encinita Avenue; C‑3 General Commercial zoning, subject to verification with the City of Rosemead
