Industrial Flex Condo with
For Sale
$1,499,000
236 Clary, San Gabriel, CA 91776
Combined warehouse and office improvements support storage, light industrial, showroom, and business service uses.
Property Size4,988 SF
Price / SF$300.52
Days on Market183
Property Features for 236 Clary
General Information
Standard status
Active
Size
4,988 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
20 ft
Warehouse Space
3,038 SF
Office Build-Out
1,950 SF
Drive-In Doors
1
Building Details
Building Size
4,988 SF
Year Built
1992
Construction
tilt-up concrete
Listing Agency:
MGR REAL ESTATE, INC.
(626) 999-7058
Listed By:
SERGE MAALOUF · License #01932248
Source:
Archetyperealty
Added: Feb 18
Changed: Aug 18
Last Checked: Aug 20 at 11:19AM
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 MGR REAL ESTATE, INC.
Investment Insights
Based on property information with market context.
This 4,988 Square Feet flex condominium combines a 3,038 Square Feet warehouse with a two-story office component totaling 1,950 Square Feet. Built in 1992 with concrete tilt-up construction, the warehouse provides 20' clear height and one ground-level roll-up door measuring approximately 14' H x 12' W. The door has a newer electric motor.
The office area includes approximately 9' ceilings, security roll-up doors, a break room, and a large restroom. Its layout also includes open space that can function as a showroom, boiler room, secondary office area, or utility room. The property is near Las Tunas Drive, Mission Road, Smith Park, and downtown San Gabriel, with restaurants and the San Gabriel Mission in the surrounding area.
The office area includes approximately 9' ceilings, security roll-up doors, a break room, and a large restroom. Its layout also includes open space that can function as a showroom, boiler room, secondary office area, or utility room. The property is near Las Tunas Drive, Mission Road, Smith Park, and downtown San Gabriel, with restaurants and the San Gabriel Mission in the surrounding area.
Key Highlights
- 4,988 Square Feet industrial condo with warehouse and office components
- Warehouse area totals approximately 3,038 Square Feet with 20' clear height
- Two‑story office area totals 1,950 Square Feet with approximately 9' ceilings
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
$109,034
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
7.27%
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%
$2,180,680
$2.2M
Cap Rate 7%
$1,557,629
$1.6M
Cap Rate 9%
$1,211,489
$1.2M
Market Conditions
NOI Build-Up for 4,988 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
$191.5K $38.40/SF
− Vacancy
−$46.2K −$9.25/SF
EGI
$145.4K $29.15/SF
− OpEx
−$36.3K −$7.29/SF
NOI
$109.0K $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%
$2,180,680
Cap Rate 7%
$1,557,629
Cap Rate 9%
$1,211,489
Alternative Uses
Best Use
Office B
$1.56M
$1.36M – $1.82M
NOI $109,034 @ 7.0% cap · market cap 7.27%
Second Best
Warehouse
$927.2K
$811.3K – $1.08M
NOI $64,904 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$2.67M
$2.34M – $3.12M
NOI $186,939 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
2,056
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91776, CA
38,031
Population
12,806
Households
3
Avg Household Size
42
Median Age
29%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
11,525
Density / Sq Mi
$79,926
Median Household Income
$37,548
Median Earnings
$1,825
Median Rent
$816,400
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?
Flex space - Combined warehouse and office improvements support storage, light industrial, showroom, and business service uses.
Where is this flex space located?
The property is located at 236 Clary San Gabriel, CA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 4,988 Square Feet industrial condo with warehouse and office components; Warehouse area totals approximately 3,038 Square Feet with 20' clear height; Two‑story office area totals 1,950 Square Feet with approximately 9' ceilings
