Office and Workshop Flex
For Sale
$2,200,000
4935-4937 Encinita Ave, Temple City, CA 91780
Two buildings offer renovated office space and a workshop with outdoor area and abundant parking.
Property Size5,600 SF
Price / SF$392.86
Days on Market230
Property Features for 4935-4937 Encinita Ave
General Information
Standard status
Active
Size
5,600 SF
Zoning
TCM1
Additional Details
Highway Access
Yes
Listing Agency:
eXp Commercial
Listed By:
Charles Swanberg · License #00973712
(310) 406-6767
Source:
Expcommercial
Added: Jan 18
Changed: Sep 2
Last Checked: Sep 5 at 3:38AM
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 eXp Commercial
Investment Insights
Based on property information with market context.
This property includes two commercial buildings configured for a combined office and workshop use. The front building has been newly remodeled with substantially upgraded, turnkey office space, while the back building functions as a workshop with outdoor space.
Located near the interstate within a high-traffic community, the site offers access to convenient regional connectivity. The offering is presented as a desirable location with limited supply of similar properties for sale, along with abundant parking for tenant use.
The office building totals 3,600 SF, and the workshop building provides 2,000 SF of workshop space. The seller notes development potential based on proximity to the interstate.
Located near the interstate within a high-traffic community, the site offers access to convenient regional connectivity. The offering is presented as a desirable location with limited supply of similar properties for sale, along with abundant parking for tenant use.
The office building totals 3,600 SF, and the workshop building provides 2,000 SF of workshop space. The seller notes development potential based on proximity to the interstate.
Key Highlights
- Two commercial buildings with 3,600 SF office space and 2,000 SF workshop space, plus outdoor space
- Front building features fully renovated office space previously used as a construction company headquarters
- Back building is a workshop with outdoor space
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
$122,412
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
5.56%
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%
$2,448,240
$2.4M
Cap Rate 7%
$1,748,743
$1.7M
Cap Rate 9%
$1,360,133
$1.4M
Market Conditions
NOI Build-Up for 5,600 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
$215.0K $38.40/SF
− Vacancy
−$51.8K −$9.25/SF
EGI
$163.2K $29.15/SF
− OpEx
−$40.8K −$7.29/SF
NOI
$122.4K $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%
$2,448,240
Cap Rate 7%
$1,748,743
Cap Rate 9%
$1,360,133
Alternative Uses
Best Use
Office B
$1.75M
$1.53M – $2.04M
NOI $122,412 @ 7.0% cap · market cap 5.56%
Second Best
Industrial
$934.9K
$818.0K – $1.09M
NOI $65,442 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$3.00M
$2.62M – $3.50M
NOI $209,875 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
554
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91780, CA
35,751
Population
11,953
Households
3
Avg Household Size
43
Median Age
43%
College-Educated
87%
High-School Grad
3.8 sq mi
ZIP Area
9,408
Density / Sq Mi
$101,746
Median Household Income
$48,807
Median Earnings
$2,046
Median Rent
$922,900
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?
Flex space - Two buildings offer renovated office space and a workshop with outdoor area and abundant parking.
Where is this flex space located?
The property is located at 4935-4937 Encinita Ave Temple City, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Two commercial buildings with 3,600 SF office space and 2,000 SF workshop space, plus outdoor space; Front building features fully renovated office space previously used as a construction company headquarters; Back building is a workshop with outdoor space
