Gated Office Suite with
For Sale
$1,200,000
4160 Verdugo Road, Glassell Park, CA 90065
Gated LAC4 office layout with reception, private offices, kitchen, restrooms, and added garage/storage on-site.
Property Size1,612 SF
Price / SF$744.42
Days on Market144
Property Features for 4160 Verdugo Road
General Information
Standard status
Active
Size
1,612 SF
Property subtype
Office
Zoning
LAC4
Additional Details
Highway Access
Yes
Office Units
5
Building Details
Building Size
1,612 SF
Year Built
1981
Listing Agency:
Keller Williams R. E. Services
(818) 476-3000
Listed By:
Manvel Solakian · License #01310512
Source:
Archetyperealty
Added: Apr 3
Changed: Aug 23
Last Checked: Aug 24 at 1:45PM
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 Keller Williams R. E. Services
Investment Insights
Based on property information with market context.
This property is a gated Commercial Zone 4 office building that was added and rebuilt in 1981. The suite is approximately 1,612 square feet and includes a welcoming reception area, five private offices, a kitchen, and two restrooms. On-site improvements also include an approximately 220 square foot garage/storage unit and additional rear area that can support storage or other operational needs.
Located in Northeast Los Angeles near the Glendale, Eagle Rock, Highland Park, and Atwater Village area, the site provides convenient freeway access to routes 2, 5, 110, and 134. The LAC4 zoning designation is a high-intensity commercial classification that supports a range of commercial uses including retail, restaurants, offices, multi-family residential, and affordable housing projects, subject to applicable density and yard requirements. The building is situated within a gated parking area at the front with easy in-and-out access.
The configuration fits an owner-user seeking a well-laid-out office environment with multiple private rooms plus practical storage options. The zoning range may also be relevant for businesses looking for flexibility, including permitted commercial uses such as medical offices, as well as other categories identified for LAC4 under the provided information.
Located in Northeast Los Angeles near the Glendale, Eagle Rock, Highland Park, and Atwater Village area, the site provides convenient freeway access to routes 2, 5, 110, and 134. The LAC4 zoning designation is a high-intensity commercial classification that supports a range of commercial uses including retail, restaurants, offices, multi-family residential, and affordable housing projects, subject to applicable density and yard requirements. The building is situated within a gated parking area at the front with easy in-and-out access.
The configuration fits an owner-user seeking a well-laid-out office environment with multiple private rooms plus practical storage options. The zoning range may also be relevant for businesses looking for flexibility, including permitted commercial uses such as medical offices, as well as other categories identified for LAC4 under the provided information.
Key Highlights
- Commercial Zone 4 (LAC4) building in Northeast Los Angeles near Glendale, Eagle Rock, Highland Park, and Atwater Village
- 1,612 SF building with reception area, 5 private offices, a kitchen, and 2 restrooms
- Includes an approximately 220 SF garage/storage unit plus additional rear space for storage or other uses
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
$38,263
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
3.19%
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%
$765,260
$765.3K
Cap Rate 7%
$546,614
$546.6K
Cap Rate 9%
$425,144
$425.1K
Market Conditions
NOI Build-Up for 1,612 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
$62.7K $38.88/SF
− Vacancy
−$11.7K −$7.23/SF
EGI
$51.0K $31.65/SF
− OpEx
−$12.8K −$7.91/SF
NOI
$38.3K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$765,260
Cap Rate 7%
$546,614
Cap Rate 9%
$425,144
Alternative Uses
Best Use
Office B
$546.6K
$478.3K – $637.7K
NOI $38,263 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$32.66M
$28.58M – $38.10M
NOI $2,286,071 @ 7.0% cap · market cap 190.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 90065, CA
44,328
Population
17,197
Households
2.6
Avg Household Size
39
Median Age
40%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
8,060
Density / Sq Mi
$92,903
Median Household Income
$45,850
Median Earnings
$1,774
Median Rent
$1,043,900
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 units - Gated LAC4 office layout with reception, private offices, kitchen, restrooms, and added garage/storage on-site.
Where is this office units located?
The property is located at 4160 Verdugo Road Glassell Park, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Commercial Zone 4 (LAC4) building in Northeast Los Angeles near Glendale, Eagle Rock, Highland Park, and Atwater Village; 1,612 SF building with reception area, 5 private offices, a kitchen, and 2 restrooms; Includes an approximately 220 SF garage/storage unit plus additional rear space for storage or other uses
