Industrial Flex
New
For Sale
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5390 Alhambra Avenue, Los Angeles, CA 90032
Multi-room configuration includes live/work space, loading access, and power for light manufacturing or assembly.
Property Size5,248 SF
Lot Size0.23 Acres
Price / SF$270
Days on Market7
Property Features for 5390 Alhambra Avenue
General Information
Standard status
Active
Size
5,248 SF
Class
C
Total Parking Spaces
3
Lot size
0.23 Acres
Property subtype
Retail, Industrial, Special Purpose
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Power
200 amps
Voltage
120 V
Building Details
Year Built
1947
Buildings
2
Building Size
5,248 SF
Listing Agency:
Top Commercial Realty
(626) 335-2072
Listed By:
Linda Vidov · License #CA 1715788
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 10 at 3:52AM
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 5,248-square-foot industrial flex property occupies approximately 10K square feet of land and is arranged across front and rear buildings. The front structure includes a live/work area 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 several rooms, office space, two restrooms, distributed power, and areas suited to storage, light manufacturing, or assembly. Multiple 200 AMP 120 Volt panels serve both buildings.
An alley at the rear provides access through to each side street for loading and unloading. The site includes one exterior loading dock, one grade-level door, a small fenced rear yard, three front parking spaces, and street parking. Built in 1947, the property is near Downtown Los Angeles, adjacent to Pasadena, and close to the 10, 710, 60, and 210 freeways.
An alley at the rear provides access through to each side street for loading and unloading. The site includes one exterior loading dock, one grade-level door, a small fenced rear yard, three front parking spaces, and street parking. Built in 1947, the property is near Downtown Los Angeles, adjacent to Pasadena, and close to the 10, 710, 60, and 210 freeways.
Key Highlights
- 5,248 SF building on approximately 10K square feet of land
- Front live/work area with bedroom, kitchen, living area, and restroom
- Rear building includes multiple rooms, office area, and two restrooms
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
746
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 configuration includes live/work space, loading access, and power for light manufacturing or assembly.
Where is this flex space located?
The property is located at 5390 Alhambra Avenue 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 building on approximately 10K square feet of land; Front live/work area with bedroom, kitchen, living area, and restroom; Rear building includes multiple rooms, office area, and two restrooms
