Flex Space With Live-Work
5388 5396 Alhambra, Los Angeles, CA 90032
For Sale
$1,375,000
Multi-room flex building with power, loading access, and adaptable live-work functionality.
Property Size5,248 SF
Lot Size0.23 Acres
Price / SF$262
Days on Market98
Property Features for 5388 5396 Alhambra
General Information
Standard status
Size
Total Parking Spaces
Lot size
Property subtype
Site & Location
Neighborhood
Highway Access
Road Access
Fenced Yard
Warehouse & Industrial
Dock-High Doors
Drive-In Doors
Power
Voltage
Building Details
Building Size
Year Built
Buildings
Listing Agency:
Top Commercial Realty, Inc
Listed By:
Linda Vidov · License #01715788
(626) 358-8287
Source:
Archetyperealty
Added: Aug 4
Changed: Nov 5
Last Checked: Nov 8 at 2:48PM
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
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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 / Yr
$124,568
Cap Rate
9.06%
Suggested Prices Based on Cap Rates
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
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 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 9.06%
Second Best
Mixed Use
$1.52M
$1.33M – $1.77M
NOI $106,272 @ 7.0% cap · market cap 7.73%
Theoretical Best
Multifamily LT 5
$106.32M
$93.03M – $124.04M
NOI $7,442,493 @ 7.0% cap · market cap 541.27%
Zoning and permitted uses should be independently verified with authorities.
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Open 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
$780,100
Median Home Value
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Market
Average Price Trend$/SF for Flex space in Los Angeles, CA
Properties on Market for Flex space in Los Angeles
Vacancy Rate% for Office in West region
Similar Off Market Nearby
- Tacos el Chavo al Carbon! — 5370 templeton st, los angeles, ca 90032
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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 $1,375,000.
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
