Glendale Car Wash Investment
For Sale
$6,990,000
5720 San Fernando Road Glendale, Glendale, CA 91202
Operating car wash with approved expansion plans in prime location.
Property Size5,343 SF
Price / SF$1,308
Days on Market179
Property Features for 5720 San Fernando Road Glendale
General Information
Standard status
Active
Size
5,343 SF
Amenities
1
Assessor
0-1 Unit/Acre
Public
23427
0.5378
5343
Building Details
Building Size
5,343 SF
Year Built
1949
Listed By:
Melody Simonsen
(909) 328-1567
Source:
Rmarealty
Added: Mar 10
Changed: Sep 3
Last Checked: Sep 2 at 1:26PM
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 Melody Simonsen
Investment Insights
Based on property information with market context.
This offering presents an opportunity to acquire an operational full-service car wash, including the underlying land, situated along an established automotive corridor in Glendale. The existing facility features an 80-foot operating wash tunnel, interior cleaning and detailing services. The business benefits from a loyal customer base and generates strong annual sales. Included in the sale are approved architectural and structural plans for converting the facility into a 96-foot express car wash. This offers a value-add opportunity with the potential for lower labor costs, increased throughput, and the implementation of a membership model. Financial data indicates steady performance, with $1.21M in revenue in 2023, $1.28M in revenue in 2024, and $1.08M in sales through October 2025, projecting to exceed $1.30M for 2025. The property includes the land, building, business, equipment, and approved plans. This is suitable for owner-operators or investors seeking an express model conversion.
Key Highlights
- Approved plans for conversion to a 96‑foot express car wash offering a value‑add opportunity.
- Includes business and the underlying fee‑simple land in a prime Glendale location.
- Strong revenue performance: $1.21M (2023), $1.28M (2024), and on pace for $1.30M+ in 2025.
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
$224,939
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
3.22%
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%
$4,498,780
$4.5M
Cap Rate 7%
$3,213,414
$3.2M
Cap Rate 9%
$2,499,322
$2.5M
Market Conditions
NOI Build-Up for 5,343 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
$317.4K $59.40/SF
− Vacancy
−$17.5K −$3.27/SF
EGI
$299.9K $56.13/SF
− OpEx
−$75.0K −$14.03/SF
NOI
$224.9K $42.10/SF
Area
Glendale, CA
Vacancy
5.50%
Lease Rate
$59.40 /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%
$4,498,780
Cap Rate 7%
$3,213,414
Cap Rate 9%
$2,499,322
Alternative Uses
Best Use
Specialty Retail
$3.21M
$2.81M – $3.75M
NOI $224,939 @ 7.0% cap · market cap 3.22%
Second Best
Retail
$2.85M
$2.49M – $3.33M
NOI $199,551 @ 7.0% cap · market cap 2.85%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
945
Businesses Nearby
30k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Home Improvements & Furnishings 11%
ARCO
Shops & Services
12,690 visits/mo
0.0 miles
7-Eleven
Shops & Services
9,909 visits/mo
0.3 miles
Public Storage
Shops & Services
2,976 visits/mo
0.3 miles
Armstrong Garden Centers
Home Improvements & Furnishings
2,562 visits/mo
0.1 miles
Airgas
Home Improvements & Furnishings
779 visits/mo
0.3 miles
Demographics for 91202, CA
22,875
Population
9,177
Households
2.5
Avg Household Size
42
Median Age
49%
College-Educated
91%
High-School Grad
4.9 sq mi
ZIP Area
4,668
Density / Sq Mi
$92,343
Median Household Income
$55,266
Median Earnings
$2,185
Median Rent
$1,094,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Operating car wash with approved expansion plans in prime location.
Where is this car wash located?
The property is located at 5720 San Fernando Road Glendale Glendale, CA.
What is the asking price?
The asking price for this property is $6,990,000.
What are key features of this property?
This property features: Approved plans for conversion to a 96‑foot express car wash offering a value‑add opportunity.; Includes business and the underlying fee‑simple land in a prime Glendale location.; Strong revenue performance: $1.21M (2023), $1.28M (2024), and on pace for $1.30M+ in 2025.
