Azusa Professional Office
For Sale
$6,495,000
1151 W 5th, Azusa, CA 91702
25,120 SF vacant office building on 1.33-acre lot.
Property Size25,120 SF
Lot Size1.33 Acres
Price / SF$258.56
Days on Market139
Property Features for 1151 W 5th
General Information
Standard status
Active
Size
25,120 SF
Lot size
1.33 Acres
Property subtype
Commercial
Building Details
Building Size
25,120 SF
Year Built
1990
Listing Agency:
(818) 383-5527
Listed By:
Felix Fooks
Source:
Elliman
Added: Mar 31
Changed: Aug 14
Last Checked: Aug 15 at 7:15AM
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 Felix Fooks
Investment Insights
Based on property information with market context.
Located at 1151 W 5th St in Azusa, this professional office building offers approximately 25,120 square feet of space. Situated on a 1.33-acre lot, the two-story, freestanding asset is a rare acquisition opportunity within the Eastern San Gabriel Valley submarket. The building is suitable for a corporate headquarters, professional services firm, or high-capacity medical facility. It features a glass atrium lobby, elevator service to all three levels, and a functional interior configuration that includes private offices, conference rooms, and bullpen areas. The property has a parking ratio of approximately 5/1,000 SF, with 120 secured, gated spaces, 24-hour monitoring cameras, specialized conferencing facilities, and a dedicated, temperature-controlled MIS/IT room. It offers signage potential from the 210 Freeway and high power availability. Positioned near the Metro A Line and the Rosedale residential community, the property provides a professional setting with regional access. Its proximity to medical anchors like City of Hope and Emanate Health enhances its potential as a healthcare hub. The building's vacancy allows for immediate occupancy or repositioning.
Key Highlights
- 100% vacant, offering immediate occupancy, repositioning, or owner‑user potential.
- Located in the Eastern San Gabriel Valley submarket with a low 5.9% vacancy rate.
- Strong parking ratio of approximately 5/1,000 SF (120 secured, gated spaces).**
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
Location Intelligence
Trade Area within ½ mile
746
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
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Frequently Asked Questions
What type of property is this?
Office building - 25,120 SF vacant office building on 1.33-acre lot.
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: 100% vacant, offering immediate occupancy, repositioning, or owner‑user potential.; Located in the Eastern San Gabriel Valley submarket with a low 5.9% vacancy rate.; Strong parking ratio of approximately 5/1,000 SF (120 secured, gated spaces).**
