Two-Story Office Building with
For Sale
Contact for pricing
5500 East Washington Boulevard, Commerce, CA 90040
Vacant two-story office building with four finished suites and gated, secured yard parking for up to 10 cars.
Property Size3,000 SF
Price / SF$400
Days on Market57
Property Features for 5500 East Washington Boulevard
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
10
Property subtype
Office
Additional Details
Fenced Yard
Yes
Office Units
4
Building Details
Year Built
1979
Stories
2
Listing Agency:
The Donaty Group
(818) 231-2670
Listed By:
Jill Donaty · License #01410965
Source:
Crexi
Added: Jun 12
Changed: Jul 10
Last Checked: Aug 7 at 8:36AM
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 The Donaty Group
Investment Insights
Based on property information with market context.
This vacant, free-standing two-story office building offers approximately 3,000 square feet of space and is currently configured into four built-out office units. There are two 500 SF suites and two 1,000 SF suites, with restrooms included in each unit. The property also includes a gated and secured yard and currently provides parking for up to 10 cars.
The site is positioned on busy Washington Boulevard in Commerce, CA. Because the building is free-standing and includes outdoor yard space, it may support a variety of owner-user or multi-suite office setups that benefit from street exposure.
With four separate office units, the property can be an efficient fit for an owner-occupant looking to occupy one or more suites while keeping additional space available, or for an investor seeking a small, multi-unit office asset. The presence of restrooms within each unit and the existing suite configuration can reduce early build-out needs for qualified office tenants. The seller has indicated the possibility of owner financing (owner may carry), subject to terms and approval.
The site is positioned on busy Washington Boulevard in Commerce, CA. Because the building is free-standing and includes outdoor yard space, it may support a variety of owner-user or multi-suite office setups that benefit from street exposure.
With four separate office units, the property can be an efficient fit for an owner-occupant looking to occupy one or more suites while keeping additional space available, or for an investor seeking a small, multi-unit office asset. The presence of restrooms within each unit and the existing suite configuration can reduce early build-out needs for qualified office tenants. The seller has indicated the possibility of owner financing (owner may carry), subject to terms and approval.
Key Highlights
- Vacant 2‑story, 3,000 SF office building built in 1979
- Four office suites: two 500 SF units and two 1,000 SF units
- Restrooms are included in each of the four units
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
$65,578
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
5.46%
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%
$1,311,560
$1.3M
Cap Rate 7%
$936,829
$936.8K
Cap Rate 9%
$728,644
$728.6K
Market Conditions
NOI Build-Up for 3,000 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
$115.2K $38.40/SF
− Vacancy
−$27.8K −$9.25/SF
EGI
$87.4K $29.15/SF
− OpEx
−$21.9K −$7.29/SF
NOI
$65.6K $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%
$1,311,560
Cap Rate 7%
$936,829
Cap Rate 9%
$728,644
Alternative Uses
Best Use
Office B
$936.8K
$819.7K – $1.09M
NOI $65,578 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.87M
NOI $112,433 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
865
Businesses Nearby
Explore this area
Business Placement
Demographics for 90040, CA
12,089
Population
3,376
Households
3.6
Avg Household Size
36
Median Age
12%
College-Educated
65%
High-School Grad
5.6 sq mi
ZIP Area
2,159
Density / Sq Mi
$70,909
Median Household Income
$37,924
Median Earnings
$1,390
Median Rent
$576,900
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?
Office units - Vacant two-story office building with four finished suites and gated, secured yard parking for up to 10 cars.
Where is this office units located?
The property is located at 5500 East Washington Boulevard Commerce, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Vacant 2‑story, 3,000 SF office building built in 1979; Four office suites: two 500 SF units and two 1,000 SF units; Restrooms are included in each of the four units
