Flex Warehouse and Office
For Sale
$150,000
118 La Porte, Arcadia, CA 91006
Sale includes a staging operation with both warehouse and office space, plus inventory capable of staging up to seven homes.
Property Size1,500 SF
Days on Market117
Property Features for 118 La Porte
General Information
Standard status
Active
Size
1,500 SF
Property subtype
COMMERCIAL
Additional Details
Business Included
Yes
Building Details
Building Size
1,500 SF
Listing Agency:
BOT Real Estate
(626) 319-3144
Listed By:
Danny Villela · License #01793116
Source:
Hopewayrealtygroup
Added: May 4
Changed: Aug 23
Last Checked: Aug 26 at 1:31PM
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 BOT Real Estate
Investment Insights
Based on property information with market context.
This offering combines a staging business with functional flex space, featuring warehouse and office accommodations. The warehouse portion is noted as being under lease. The sale also includes staging inventory sufficient to stage up to seven homes simultaneously, along with a wide assortment of accessories and furnishings, including rugs, artwork, accent chairs, and sofas.
The property is located at 118 La Porte St in Arcadia, CA. Because the warehouse is described as being under lease, buyers should review the existing lease terms and how the leased warehouse space aligns with day-to-day staging and storage needs.
For an owner-operator or business buyer, this setup supports an end-to-end workflow that can include procuring, storing, and preparing furnishings and accessories for multiple projects. The included inventory breadth may be particularly useful for scaling staging schedules, while the combined office and warehouse configuration can support both administrative functions and physical staging activities in one location. Interested parties should confirm operational fit, inventory condition, and any transfer or continuity considerations tied to the leased warehouse space.
The property is located at 118 La Porte St in Arcadia, CA. Because the warehouse is described as being under lease, buyers should review the existing lease terms and how the leased warehouse space aligns with day-to-day staging and storage needs.
For an owner-operator or business buyer, this setup supports an end-to-end workflow that can include procuring, storing, and preparing furnishings and accessories for multiple projects. The included inventory breadth may be particularly useful for scaling staging schedules, while the combined office and warehouse configuration can support both administrative functions and physical staging activities in one location. Interested parties should confirm operational fit, inventory condition, and any transfer or continuity considerations tied to the leased warehouse space.
Key Highlights
- Staging operation for sale with both warehouse and office space; warehouse is currently under lease
- Includes inventory sufficient to stage up to seven homes simultaneously
- Inventory includes a wide assortment of staging accessories, rugs, artwork, accent chairs, and sofas
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
$13,391
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
8.93%
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%
$267,820
$267.8K
Cap Rate 7%
$191,300
$191.3K
Cap Rate 9%
$148,789
$148.8K
Market Conditions
NOI Build-Up for 1,500 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
$21.8K $14.52/SF
− Vacancy
−$1.2K −$0.79/SF
EGI
$20.6K $13.73/SF
− OpEx
−$7.2K −$4.81/SF
NOI
$13.4K $8.93/SF
Area
Los Angeles County, CA
Vacancy
5.41%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
35.00%
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%
$267,820
Cap Rate 7%
$191,300
Cap Rate 9%
$148,789
Alternative Uses
Best Use
Warehouse
$278.8K
$244.0K – $325.3K
NOI $19,518 @ 7.0% cap · market cap 13.01%
Second Best
Industrial
$250.4K
$219.1K – $292.2K
NOI $17,529 @ 7.0% cap · market cap 11.69%
Theoretical Best
Office A
$803.1K
$702.7K – $937.0K
NOI $56,217 @ 7.0% cap · market cap 37.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
3,172
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91006, CA
31,949
Population
11,291
Households
2.8
Avg Household Size
44
Median Age
56%
College-Educated
92%
High-School Grad
6.4 sq mi
ZIP Area
4,992
Density / Sq Mi
$127,511
Median Household Income
$58,188
Median Earnings
$2,141
Median Rent
$1,187,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Sale includes a staging operation with both warehouse and office space, plus inventory capable of staging up to seven homes.
Where is this flex space located?
The property is located at 118 La Porte Arcadia, CA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Staging operation for sale with both warehouse and office space; warehouse is currently under lease; Includes inventory sufficient to stage up to seven homes simultaneously; Inventory includes a wide assortment of staging accessories, rugs, artwork, accent chairs, and sofas
