Freestanding Flex
New
For Sale
Contact for pricing
5390-5396 Alhambra Ave, Los Angeles, CA 90032
Live/work configuration with loading access, elevated clear height, and proximity to multiple regional freeways.
Property Size5,248 SF
Price / SF$270
Days on Market6
Property Features for 5390-5396 Alhambra Ave
General Information
Standard status
Active
Size
5,248 SF
Property subtype
INDUSTRIAL
Listing Agency:
Top Commercial Realty
(626) 399-3715
Listed By:
Linda Vidov · License #1715788
(626) 399-3715
Source:
Moodyscre
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 5:09PM
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
Investment Insights
Based on property information with market context.
This freestanding flex building contains 5,248 square feet on 10K SF of land. The property is currently configured for live/work use, with potential to convert back to office space. Building features include 1 GL door, 1 DH loading area, 10'-12' clear height, and multiple 200 Amp 120 Volt panels.
The property is located at 5390-5396 Alhambra Ave in Los Angeles, with close access to the 10, 710, 60, and 210 freeways. Current occupancy consists of 2 tenants on MTM arrangements, with the building described as vacant at COE.
The property is located at 5390-5396 Alhambra Ave in Los Angeles, with close access to the 10, 710, 60, and 210 freeways. Current occupancy consists of 2 tenants on MTM arrangements, with the building described as vacant at COE.
Key Highlights
- 5,248 SF freestanding building on 10K SF of land
- Live/work configuration with potential conversion back to office use
- 1 GL door and 1 DH loading area
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
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 - Live/work configuration with loading access, elevated clear height, and proximity to multiple regional freeways.
Where is this flex space located?
The property is located at 5390-5396 Alhambra Ave 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 SF freestanding building on 10K SF of land; Live/work configuration with potential conversion back to office use; 1 GL door and 1 DH loading area
