Renovated Flex
For Sale
$2,388,000
4935-4937 Encinita Ave Temple, Temple City, CA 91780
Two-building commercial property combines upgraded offices with a workshop and outdoor space.
Property Size6,076 SF
Days on Market194
Property Features for 4935-4937 Encinita Ave Temple
General Information
Standard status
Active
Size
6,076 SF
Class
C
Property subtype
Industrial
Building Details
Building Size
6,076 SF
Year Built
1960
Listing Agency:
eXp Commercial | California
(310) 406-6767
Listed By:
Charles Swanberg · License #00973712
(310) 406-6767
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:58AM
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 | California
Investment Insights
Based on property information with market context.
This flex property includes two commercial buildings configured for office and workshop use. The front building contains 3,600 SF of newly remodeled and substantially upgraded office space, while the rear building provides 2,000 SF of workshop area along with outdoor space. The property was built in 1960 and includes abundant parking.
Located in Temple City, California, the property is close to the interstate and situated within a high-traffic community. Its prior use as a construction company headquarters aligns with the existing office-and-workshop configuration. The combination of renovated office improvements, dedicated workshop space, outdoor area, and parking supports a range of commercial operations.
Located in Temple City, California, the property is close to the interstate and situated within a high-traffic community. Its prior use as a construction company headquarters aligns with the existing office-and-workshop configuration. The combination of renovated office improvements, dedicated workshop space, outdoor area, and parking supports a range of commercial operations.
Key Highlights
- 3,600 SF of newly remodeled and substantially upgraded office space
- 2,000 SF of workshop space in a separate rear building
- Two commercial buildings 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
$132,816
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%
$2,656,320
$2.7M
Cap Rate 7%
$1,897,371
$1.9M
Cap Rate 9%
$1,475,733
$1.5M
Market Conditions
NOI Build-Up for 6,076 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
$233.3K $38.40/SF
− Vacancy
−$56.2K −$9.25/SF
EGI
$177.1K $29.15/SF
− OpEx
−$44.3K −$7.29/SF
NOI
$132.8K $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%
$2,656,320
Cap Rate 7%
$1,897,371
Cap Rate 9%
$1,475,733
Alternative Uses
Best Use
Office B
$1.90M
$1.66M – $2.21M
NOI $132,816 @ 7.0% cap · market cap 5.56%
Second Best
Industrial
$1.01M
$887.6K – $1.18M
NOI $71,005 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$3.25M
$2.85M – $3.80M
NOI $227,715 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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-building commercial property combines upgraded offices with a workshop and outdoor space.
Where is this flex space located?
The property is located at 4935-4937 Encinita Ave Temple Temple City, CA.
What is the asking price?
The asking price for this property is $2,388,000.
What are key features of this property?
This property features: 3,600 SF of newly remodeled and substantially upgraded office space; 2,000 SF of workshop space in a separate rear building; Two commercial buildings with outdoor space
