Professional Office
For Sale
$6,495,000
1151 W 5th, Azusa, CA 91702
SINGLE_FAMILY - Azusa, CA
Property Size25,120 SF
Lot Size1.33 Acres
Price / SF$258.56
Days on Market152
Property Features for 1151 W 5th
General Information
Property type
Residential
Property subtype
Office
Directions
5th st
Subdivision
607 - Azusa
Standard status
Active
APN
8616011011
Lot size
1.33 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1990
Listing Agency:
Rodeo Realty
(818) 990-0454
Listed By:
Daniel Eliyahou · License #02019977
(818) 983-7688
Added: Mar 25
Changed: Jul 6
Last Checked: Aug 23 at 8:06AM
MLS# SR26064497
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.
Freestanding professional office building offered for sale as a 100% vacant owner-user or investment acquisition. The property is approximately 25,120 SF and sits on a 1.33-acre lot. Improvements include a dramatic glass atrium lobby, a functional interior with private offices, conference rooms, and bullpen areas, and an elevator that provides service to all levels. On-site infrastructure features secured, gated parking and a dedicated, temperature-controlled MIS/IT room, supported by 24-hour monitoring cameras.
The building is located at 1151 W 5th St in Azusa, CA. It provides a strong parking ratio of approximately 5/1,000 SF with 120 secured, gated spaces, and the offering notes signage potential from the 210 Freeway. The property is described as near the Metro A Line and the high-density Rosedale residential community, with regional access for employees and clients. The remarks also cite proximity to major medical anchors including City of Hope and Emanate Health.
This facility is positioned for a range of professional and healthcare-oriented uses, including corporate headquarters, professional services, or a high-capacity medical facility, supported by the existing office layout and specialized conferencing infrastructure. With the building fully vacant, the space can support immediate occupancy or repositioning by an owner-occupant or operator, while also offering the practical advantage of being infrastructure-ready, including high power availability as noted in the offering materials.
The building is located at 1151 W 5th St in Azusa, CA. It provides a strong parking ratio of approximately 5/1,000 SF with 120 secured, gated spaces, and the offering notes signage potential from the 210 Freeway. The property is described as near the Metro A Line and the high-density Rosedale residential community, with regional access for employees and clients. The remarks also cite proximity to major medical anchors including City of Hope and Emanate Health.
This facility is positioned for a range of professional and healthcare-oriented uses, including corporate headquarters, professional services, or a high-capacity medical facility, supported by the existing office layout and specialized conferencing infrastructure. With the building fully vacant, the space can support immediate occupancy or repositioning by an owner-occupant or operator, while also offering the practical advantage of being infrastructure-ready, including high power availability as noted in the offering materials.
Key Highlights
- Approximately 25,120 SF two‑story, freestanding professional office building at 1151 W 5th St, Azusa (Year built: 1990).
- 100% vacant—suited for an owner‑user or investment acquisition with immediate occupancy or repositioning.
- Set on a 1.33‑acre lot with parking for approximately 120 secured, gated spaces (about 5/1,000 SF).
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
$549,103
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
8.45%
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%
$10,982,060
$11.0M
Cap Rate 7%
$7,844,329
$7.8M
Cap Rate 9%
$6,101,144
$6.1M
Market Conditions
NOI Build-Up for 25,120 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
$964.6K $38.40/SF
− Vacancy
−$232.5K −$9.25/SF
EGI
$732.1K $29.15/SF
− OpEx
−$183.0K −$7.29/SF
NOI
$549.1K $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%
$10,982,060
Cap Rate 7%
$7,844,329
Cap Rate 9%
$6,101,144
Alternative Uses
Best Use
Office B
$7.84M
$6.86M – $9.15M
NOI $549,103 @ 7.0% cap · market cap 8.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.45M
$11.77M – $15.69M
NOI $941,441 @ 7.0% cap · market cap 14.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
Median Home Value
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?
Office building - Freestanding, 100% vacant office building with glass atrium lobby, secured parking, and infrastructure-ready IT/MIS room.
Where is this office building located?
The property is located at 1151 W 5th Azusa, CA.
What is the asking price?
The asking price for this property is $6,495,000.
What are key features of this property?
This property features: Approximately 25,120 SF two‑story, freestanding professional office building at 1151 W 5th St, Azusa (Year built: 1990).; 100% vacant—suited for an owner‑user or investment acquisition with immediate occupancy or repositioning.; Set on a 1.33‑acre lot with parking for approximately 120 secured, gated spaces (about 5/1,000 SF).
