Rosemead Industrial/Commercial
For Sale
$6,900,000
9200 Lower Azusa, Rosemead, CA 91770
22,320 SF building on 51,139 SF lot in Rosemead.
Property Size22,320 SF
Lot Size1.18 Acres
Price / SF$309.14
Days on Market126
Property Features for 9200 Lower Azusa
General Information
Standard status
Active
Size
22,320 SF
Lot size
1.18 Acres
Property subtype
Industrial
Building Details
Building Size
22,320 SF
Year Built
1977
Listing Agency:
Wright Associated
(626) 610-1309
Listed By:
Thomas Gibson · License #01319085
Source:
Elliman
Added: Apr 24
Changed: Aug 24
Last Checked: Aug 26 at 9:30AM
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 Wright Associated
Investment Insights
Based on property information with market context.
Located on a signalized corner at Lower Azusa Road and Encinita Avenue, this 22,320 square foot industrial/commercial building is situated on a 51,139 square foot parcel in Rosemead, California. Constructed in 1977, the building offers a mix of office and warehouse/industrial space, including dock-high loading with a ramp, open warehouse areas, and multiple private and open office configurations. There are seven restrooms, including two private restrooms within individual office suites. The property is zoned C-3 General Commercial, allowing for a mix of uses, subject to buyer verification with the City of Rosemead. The location provides access to Interstate 10, with proximity to I-605, I-210, and State Route 60. A 2023 traffic study showed approximately 21,861 vehicles per day. The property benefits from approximately 435 feet of combined street frontage, offering visibility and access. The surrounding area includes residential neighborhoods and major national retailers such as Home Depot, Walmart, and Target. The building is suited for owner-user or investment opportunities.
Key Highlights
- Prominent corner location with high visibility and approximately 435 feet of combined street frontage on a signalized intersection.
- Large 22,320 SF industrial/commercial building on a 51,139 SF flat parcel.
- Versatile interior with dock‑high loading with a ramp and a mix of office and warehouse/industrial space.
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
$260,833
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
3.78%
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%
$5,216,660
$5.2M
Cap Rate 7%
$3,726,186
$3.7M
Cap Rate 9%
$2,898,144
$2.9M
Market Conditions
NOI Build-Up for 22,320 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
$396.4K $17.76/SF
− Vacancy
−$23.8K −$1.07/SF
EGI
$372.6K $16.69/SF
− OpEx
−$111.8K −$5.01/SF
NOI
$260.8K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
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%
$5,216,660
Cap Rate 7%
$3,726,186
Cap Rate 9%
$2,898,144
Alternative Uses
Best Use
Industrial
$3.73M
$3.26M – $4.35M
NOI $260,833 @ 7.0% cap · market cap 3.78%
Second Best
Flex RnD
$2.85M
$2.49M – $3.32M
NOI $199,260 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$11.95M
$10.46M – $13.94M
NOI $836,503 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,178
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
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 - 22,320 SF building on 51,139 SF lot in Rosemead.
Where is this flex space located?
The property is located at 9200 Lower Azusa Rosemead, CA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: Prominent corner location with high visibility and approximately 435 feet of combined street frontage on a signalized intersection.; Large 22,320 SF industrial/commercial building on a 51,139 SF flat parcel.; Versatile interior with dock‑high loading with a ramp and a mix of office and warehouse/industrial space.
