For Sale
$6,480,000
140-152 West Sierra Madre Boulevard, Sierra Madre, CA 91024
Mixed-use properties
Property Size14,111 SF
Price / SF$459.22
Days on Market534
Property Features for 140-152 West Sierra Madre Boulevard
General Information
Standard status
Active
Size
14,111 SF
Total Parking Spaces
18
Property subtype
Commercial Sale / Mixed Use
Zoning
CC
Net Operating Income
$302,996
Building Details
Year Built
1953
Buildings
2
Listing Agency:
Growth Investment Group Pasade
(626) 224-2495
Listed By:
Handoko Chen · License #01749321
(626) 224-2495
Source:
Compass
Added: Mar 16, 2025
Changed: Aug 30
Last Checked: Mar 25 at 4:43PM
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 Growth Investment Group Pasade
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
$312,200
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
4.82%
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%
$6,244,000
$6.2M
Cap Rate 7%
$4,460,000
$4.5M
Cap Rate 9%
$3,468,889
$3.5M
Market Conditions
NOI Build-Up for 14,111 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
$477.5K $33.84/SF
− Vacancy
−$31.5K −$2.23/SF
EGI
$446.0K $31.61/SF
− OpEx
−$133.8K −$9.48/SF
NOI
$312.2K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$6,244,000
Cap Rate 7%
$4,460,000
Cap Rate 9%
$3,468,889
Alternative Uses
Best Use
Retail
$4.46M
$3.90M – $5.20M
NOI $312,200 @ 7.0% cap · market cap 4.82%
Second Best
Office B
$4.41M
$3.86M – $5.14M
NOI $308,455 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$7.55M
$6.61M – $8.81M
NOI $528,848 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
Explore this area
Business Placement
Demographics for 91024, CA
11,268
Population
5,113
Households
2.2
Avg Household Size
48
Median Age
65%
College-Educated
98%
High-School Grad
3.5 sq mi
ZIP Area
3,219
Density / Sq Mi
$141,094
Median Household Income
$83,231
Median Earnings
$2,086
Median Rent
$1,172,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
Where is this mixed-use property located?
The property is located at 140-152 West Sierra Madre Boulevard Sierra Madre, CA.
What is the asking price?
The asking price for this property is $6,480,000.
