Gated Office Property with
For Sale
$1,200,000
4160 Verdugo Road, Glassell Park, CA 90065
Commercial Sale, Glassell Park, CA
Property Size1,612 SF
Price / SF$744.42
Days on Market149
Property Features for 4160 Verdugo Road
General Information
Property type
Residential
Property subtype
Office
Zoning
LAC4
Directions
/
Subdivision
623 - Glassel Park
Standard status
Active
APN
5459026014
Utilities
Cooling system
Central Air
Building Details
Year built
1981
Listing Agency:
Keller Williams R. E. Services · Keller Williams Realty
(818) 432-3200
Listed By:
Manvel Solakian · License #01310512
(818) 381-7722
Added: Apr 3
Changed: Aug 27
Last Checked: Aug 29 at 11:06AM
MLS# GD26072274
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1981, this office property provides 1612 SQFT of interior space arranged with a reception area, five private offices, a kitchen, and two restrooms. Central air serves the building, while a gated parking area at the front provides convenient entry and exit. An approximately 220 SQFT garage/storage unit and additional rear space add functional capacity for storage or related commercial needs.
The property is located at 4160 Verdugo Road in Glassell Park, with access to the 2, 5, 110, and 134 Freeways. LAC4 zoning is identified for high-intensity commercial uses, including retail, restaurants, offices, medical offices, and multifamily residential development. The front parking configuration also accommodates commercial trucks.
The property is located at 4160 Verdugo Road in Glassell Park, with access to the 2, 5, 110, and 134 Freeways. LAC4 zoning is identified for high-intensity commercial uses, including retail, restaurants, offices, medical offices, and multifamily residential development. The front parking configuration also accommodates commercial trucks.
Key Highlights
- 1612 SQFT office building with reception area, 5 private offices, kitchen, and 2 restrooms
- Approximately 220 SQFT Garage/Storage unit plus additional rear space
- LAC4 zoning supports high‑intensity commercial 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
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 - Five private offices, a kitchen, two restrooms, and front parking support an owner-user configuration.
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: 1612 SQFT office building with reception area, 5 private offices, kitchen, and 2 restrooms; Approximately 220 SQFT Garage/Storage unit plus additional rear space; LAC4 zoning supports high‑intensity commercial uses
