Corporate NNN Building in
For Sale
Contact for pricing
4520 Maine Ave, Baldwin Park, CA 91706
Two-building commercial property with a corporate tenant in Baldwin Park.
Property Size8,386 SF
Price / SF$285.95
Days on Market345
Property Features for 4520 Maine Ave
General Information
Standard status
Active
Size
8,386 SF
Property subtype
Office, Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$144,000
Building Details
Year Built
1956
Buildings
2
Stories
1
Units
2
Tenancy
Single
Listing Agency:
NNN & Retail Group
Listed By:
Kevin Le · License #01511997
Source:
Crexi
Added: Sep 2, 2025
Changed: Aug 8
Last Checked: Aug 11 at 6:34PM
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 NNN & Retail Group
Investment Insights
Based on property information with market context.
This commercial property in Baldwin Park, CA, features two buildings occupied by HDL Management USA Corp, the US arm of Haidilao. The property is located on a highly visible corridor and operates under a true NNN lease with annual rent increases, with approximately 4.5 years remaining on the lease term. Haidilao, founded in 1994, is an internationally recognized hotpot brand with over 935 chain restaurants as of June 30, 2020, across multiple countries including the U.S. The property benefits from its location in Baldwin Park, offering accessibility and a strong surrounding demographic. Within a five-mile radius, the population exceeds 547,000 residents with a median household income of over $60,000. Maine Avenue provides visibility and traffic, making it suitable for retail and office tenants. The property offers secure income, future rent growth, and strong real estate fundamentals.
Key Highlights
- Corporate NNN lease with approximately 4.5 years remaining and annual rent increases, providing secure income.
- Tenant is HDL Management USA Corp, the US arm of the internationally renowned Haidilao hotpot chain.
- Strategically located on a highly visible corridor in Baldwin Park, CA.
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
$185,537
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
7.74%
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%
$3,710,740
$3.7M
Cap Rate 7%
$2,650,529
$2.7M
Cap Rate 9%
$2,061,522
$2.1M
Market Conditions
NOI Build-Up for 8,386 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
$283.8K $33.84/SF
− Vacancy
−$18.7K −$2.23/SF
EGI
$265.1K $31.61/SF
− OpEx
−$79.5K −$9.48/SF
NOI
$185.5K $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%
$3,710,740
Cap Rate 7%
$2,650,529
Cap Rate 9%
$2,061,522
Alternative Uses
Best Use
Retail
$2.65M
$2.32M – $3.09M
NOI $185,537 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.49M
$3.93M – $5.24M
NOI $314,288 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,252
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 96%
Shops & Services 4%
Dutch Bros. Coffee
Dining
48,535 visits/mo
0.1 miles
Little Caesars Pizza
Dining
8,346 visits/mo
0.1 miles
Domino's Pizza
Dining
3,181 visits/mo
0.1 miles
Taco King
Dining
3,017 visits/mo
0.3 miles
O'Reilly Auto Parts
Shops & Services
2,411 visits/mo
0.1 miles
Demographics for 91706, CA
73,313
Population
18,853
Households
3.9
Avg Household Size
36
Median Age
14%
College-Educated
68%
High-School Grad
13.5 sq mi
ZIP Area
5,431
Density / Sq Mi
$79,473
Median Household Income
$34,964
Median Earnings
$1,816
Median Rent
$589,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Two-building commercial property with a corporate tenant in Baldwin Park.
Where is this nnn property located?
The property is located at 4520 Maine Ave Baldwin Park, CA.
What is the asking price?
The asking price for this property is $2,398,000.
What are key features of this property?
This property features: Corporate NNN lease with approximately 4.5 years remaining and annual rent increases, providing secure income.; Tenant is HDL Management USA Corp, the US arm of the internationally renowned Haidilao hotpot chain.; Strategically located on a highly visible corridor in Baldwin Park, CA.
