Renovated Flex
For Sale
$1,448,888
10932 Klingerman St. Unit B, South El Monte, CA 91733
Flexible commercial property combining warehouse clearance with a two-story office component and ground-level loading access.
Property Size4,044 SF
Price / SF$358.28
Days on Market53
Property Features for 10932 Klingerman St. Unit B
General Information
Standard status
Active
Size
4,044 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
1
Building Details
Building Size
4,044 SF
Year Built
2008
Properties For Sale
at 10932 Klingerman St. Unit B Contact us- Size
- 4,044 SF
Available Space
Listing Agency:
DAUM Commercial Real Estate Services City of Industry
(562) 576-1424
Listed By:
Charles Johnson II · License #CA 01817294
(562) 576-1424
Source:
Daumcommercial
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 1:18PM
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 DAUM Commercial Real Estate Services City of Industry
Investment Insights
Based on property information with market context.
This flex space combines warehouse and office functions within a 2008-built property. The warehouse area provides 22 feet of interior clearance and includes one ground-level door. The office portion spans two stories and offers a flexible layout for administrative or operational needs. The building has also been renovated.
Located on Klingerman Street in South El Monte, the property is identified as Unit B. Its combination of warehouse volume, loading access, and multi-level office area supports a range of commercial configurations.
Located on Klingerman Street in South El Monte, the property is identified as Unit B. Its combination of warehouse volume, loading access, and multi-level office area supports a range of commercial configurations.
Key Highlights
- 22′ interior warehouse clearance
- One ground‑level door
- Two‑story office area with flexible layout
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
$88,399
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
6.10%
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%
$1,767,980
$1.8M
Cap Rate 7%
$1,262,843
$1.3M
Cap Rate 9%
$982,211
$982.2K
Market Conditions
NOI Build-Up for 4,044 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
$155.3K $38.40/SF
− Vacancy
−$37.4K −$9.25/SF
EGI
$117.9K $29.15/SF
− OpEx
−$29.5K −$7.29/SF
NOI
$88.4K $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%
$1,767,980
Cap Rate 7%
$1,262,843
Cap Rate 9%
$982,211
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,399 @ 7.0% cap · market cap 6.10%
Second Best
Warehouse
$751.7K
$657.8K – $877.0K
NOI $52,620 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$2.17M
$1.89M – $2.53M
NOI $151,560 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,727
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
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 - Flexible commercial property combining warehouse clearance with a two-story office component and ground-level loading access.
Where is this flex space located?
The property is located at 10932 Klingerman St. Unit B South El Monte, CA.
What is the asking price?
The asking price for this property is $1,448,888.
What are key features of this property?
This property features: 22′ interior warehouse clearance; One ground‑level door; Two‑story office area with flexible layout
