Flex Space with Warehouse and
New
For Sale
$1,088,888
1135 Westminster Avenue Unit H, Alhambra, CA 91803
Sprinklered flex space combines warehouse and office areas with designated parking.
Property Size2,675 SF
Price / SF$407.06
Days on Market3
Property Features for 1135 Westminster Avenue Unit H
General Information
Standard status
Active
Size
2,675 SF
Total Parking Spaces
3
Property subtype
Industrial
Warehouse & Industrial
Clear Height
21 ft
Warehouse Space
1,878 SF
Office Build-Out
797 SF
Sprinkler System
Yes
Listing Agency:
Newmark
(213) 453-1155
Listed By:
Mark Repstad · License #CA RE Lic. #01492673
(213) 453-1155
Source:
Nmrk
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 2:34PM
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 Newmark
Investment Insights
Based on property information with market context.
Unit H at 1135 Westminster Avenue provides 2,675 SF of flex space, including 1,878 SF of warehouse area and 797 SF of office space. The warehouse offers 21 feet of clearance, while the unit also includes one restroom and sprinkler protection.
The property includes three designated parking spaces. Its flex configuration brings warehouse and office functions together within a single commercial unit.
The property includes three designated parking spaces. Its flex configuration brings warehouse and office functions together within a single commercial unit.
Key Highlights
- ±2,675 SF total flex space
- ±1,878 SF warehouse and ±797 SF office
- 21’ clearance
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
$58,473
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
5.37%
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%
$1,169,460
$1.2M
Cap Rate 7%
$835,329
$835.3K
Cap Rate 9%
$649,700
$649.7K
Market Conditions
NOI Build-Up for 2,675 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
$102.7K $38.40/SF
− Vacancy
−$24.8K −$9.25/SF
EGI
$78.0K $29.15/SF
− OpEx
−$19.5K −$7.29/SF
NOI
$58.5K $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%
$1,169,460
Cap Rate 7%
$835,329
Cap Rate 9%
$649,700
Alternative Uses
Best Use
Office B
$835.3K
$730.9K – $974.6K
NOI $58,473 @ 7.0% cap · market cap 5.37%
Second Best
Warehouse
$497.2K
$435.1K – $580.1K
NOI $34,807 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,253 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
21 ft
Clear height
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,164
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91803, CA
29,374
Population
10,439
Households
2.8
Avg Household Size
42
Median Age
37%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
8,901
Density / Sq Mi
$84,537
Median Household Income
$47,579
Median Earnings
$1,790
Median Rent
$831,800
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 - Sprinklered flex space combines warehouse and office areas with designated parking.
Where is this flex space located?
The property is located at 1135 Westminster Avenue Unit H Alhambra, CA.
What is the asking price?
The asking price for this property is $1,088,888.
What are key features of this property?
This property features: ±2,675 SF total flex space; ±1,878 SF warehouse and ±797 SF office; 21’ clearance
