Flex Space With Live-Work
For Sale
$1,416,960
5388 5396 Alhambra, Los Angeles, CA 90032
Multi-room flex building with power, loading access, and adaptable live-work functionality.
Property Size5,248 SF
Lot Size0.23 Acres
Price / SF$270
Days on Market11
Property Features for 5388 5396 Alhambra
General Information
Standard status
Active
Size
5,248 SF
Total Parking Spaces
3
Lot size
0.23 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Power
200 amps
Voltage
120 V
Amenities
Public Transport.
Building Details
Year Built
1947
Buildings
2
Listing Agency:
Top Commercial Realty, Inc
(626) 358-8287
Listed By:
Linda Vidov · License #1715788
Source:
Xome
Added: Jul 30
Changed: Aug 9
Last Checked: Aug 9 at 5:37AM
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 Top Commercial Realty, Inc
Investment Insights
Based on property information with market context.
This 5,248-square-foot flex property, built in 1947, occupies approximately 10K square feet of land and is arranged across front and rear buildings. The front portion includes a live-work layout with a bedroom, kitchen, living area, restroom, and direct connection to flex space; the area can also be converted to offices. The rear building contains multiple rooms, two restrooms, and office space, with high ceilings in select areas and layouts suited to storage, light manufacturing, or assembly. Power is distributed throughout both buildings, including multiple 200 AMP 120 Volt panels.
A small fenced yard is located behind the rear building. Loading is supported by one exterior dock, one grade-level door, and alley access extending through to each side street. The property includes three front parking spaces plus street parking. Its surrounding area is associated with artists, coffee shops, and creative industries, with access to the 10, 710, 60, and 210 freeways and proximity to Downtown Los Angeles and Pasadena.
A small fenced yard is located behind the rear building. Loading is supported by one exterior dock, one grade-level door, and alley access extending through to each side street. The property includes three front parking spaces plus street parking. Its surrounding area is associated with artists, coffee shops, and creative industries, with access to the 10, 710, 60, and 210 freeways and proximity to Downtown Los Angeles and Pasadena.
Key Highlights
- 5,248‑square‑foot flex building on approximately 10K square feet of land
- Front live‑work area with bedroom, kitchen, living area, restroom, and direct flex‑space connection
- Rear building includes multiple rooms, two restrooms, office space, and high ceilings in select areas
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
$124,568
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
8.79%
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%
$2,491,360
$2.5M
Cap Rate 7%
$1,779,543
$1.8M
Cap Rate 9%
$1,384,089
$1.4M
Market Conditions
NOI Build-Up for 5,248 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
$204.0K $38.88/SF
− Vacancy
−$38.0K −$7.23/SF
EGI
$166.1K $31.65/SF
− OpEx
−$41.5K −$7.91/SF
NOI
$124.6K $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%
$2,491,360
Cap Rate 7%
$1,779,543
Cap Rate 9%
$1,384,089
Alternative Uses
Best Use
Office B
$1.78M
$1.56M – $2.08M
NOI $124,568 @ 7.0% cap · market cap 8.79%
Second Best
Mixed Use
$1.52M
$1.33M – $1.77M
NOI $106,272 @ 7.0% cap · market cap 7.50%
Theoretical Best
Multifamily LT 5
$106.32M
$93.03M – $124.04M
NOI $7,442,493 @ 7.0% cap · market cap 525.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
732
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90032, CA
43,506
Population
14,139
Households
3.1
Avg Household Size
37
Median Age
25%
College-Educated
71%
High-School Grad
4.8 sq mi
ZIP Area
9,064
Density / Sq Mi
$81,563
Median Household Income
$38,223
Median Earnings
$1,571
Median Rent
$780,100
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 - Multi-room flex building with power, loading access, and adaptable live-work functionality.
Where is this flex space located?
The property is located at 5388 5396 Alhambra Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,416,960.
What are key features of this property?
This property features: 5,248‑square‑foot flex building on approximately 10K square feet of land; Front live‑work area with bedroom, kitchen, living area, restroom, and direct flex‑space connection; Rear building includes multiple rooms, two restrooms, office space, and high ceilings in select areas
