Renovated Two-Unit
New
For Sale
$899,000
5820 Temple City, Temple City, CA 91780
General Commercial zoning, separate HVAC, and dedicated parking support flexible retail or professional office use.
Property Size1,500 SF
Days on Market2
Property Features for 5820 Temple City
General Information
Standard status
Active
Size
1,500 SF
Total Parking Spaces
8
Property subtype
Commercial
Zoning
General Commercial
Building Details
Building Size
1,500 SF
Year Built
1948
Tenancy
Multi
Listing Agency:
T2 Realty
Listed By:
Tommy Thai · License #01082910
(626) 708-0338
Source:
Elliman
Added: Sep 16
Last Checked: Sep 16 at 2:23PM
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 T2 Realty
Investment Insights
Based on property information with market context.
This two-unit storefront property was renovated and includes separate central air and heat systems, along with one toilet in each unit. The main unit will be delivered vacant, while the second unit is occupied, providing a combination of owner-user flexibility and an existing commercial tenancy. The building dates to 1948 and is zoned General Commercial.
Located in downtown Temple City within an established commercial corridor, the property offers street exposure and access to eight private parking spaces behind the building. Additional public parking lots are located within the block on both the north and south sides. Walk Score is 77, Bike Score is 59, and Transit Score is 41.
The layout supports separate occupancy for retail, office, or other permitted commercial uses, subject to independent verification of zoning and allowable uses with the City of Temple City.
Located in downtown Temple City within an established commercial corridor, the property offers street exposure and access to eight private parking spaces behind the building. Additional public parking lots are located within the block on both the north and south sides. Walk Score is 77, Bike Score is 59, and Transit Score is 41.
The layout supports separate occupancy for retail, office, or other permitted commercial uses, subject to independent verification of zoning and allowable uses with the City of Temple City.
Key Highlights
- Two‑unit storefront property with one vacant unit and one occupied unit
- 8 private parking spaces behind the building
- Each unit includes central air/heat and 1 toilet
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
$33,187
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
3.69%
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%
$663,740
$663.7K
Cap Rate 7%
$474,100
$474.1K
Cap Rate 9%
$368,744
$368.7K
Market Conditions
NOI Build-Up for 1,500 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
$50.8K $33.84/SF
− Vacancy
−$3.4K −$2.23/SF
EGI
$47.4K $31.61/SF
− OpEx
−$14.2K −$9.48/SF
NOI
$33.2K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
30.00%
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%
$663,740
Cap Rate 7%
$474,100
Cap Rate 9%
$368,744
Alternative Uses
Best Use
Retail
$474.1K
$414.8K – $553.1K
NOI $33,187 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$803.1K
$702.7K – $937.0K
NOI $56,217 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,189
Businesses Nearby
158k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Groceries 35%
Shops & Services 28%
Ralphs
Groceries
54,846 visits/mo
0.3 miles
McDonald's
Dining
28,272 visits/mo
0.3 miles
El Pollo Loco
Dining
11,346 visits/mo
0.4 miles
Bank of America
Shops & Services
8,271 visits/mo
0.2 miles
Carl's Jr.
Dining
7,798 visits/mo
0.2 miles
Demographics for 91780, CA
35,751
Population
11,953
Households
3
Avg Household Size
43
Median Age
43%
College-Educated
87%
High-School Grad
3.8 sq mi
ZIP Area
9,408
Density / Sq Mi
$101,746
Median Household Income
$48,807
Median Earnings
$2,046
Median Rent
$922,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - General Commercial zoning, separate HVAC, and dedicated parking support flexible retail or professional office use.
Where is this storefront property located?
The property is located at 5820 Temple City Temple City, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two‑unit storefront property with one vacant unit and one occupied unit; 8 private parking spaces behind the building; Each unit includes central air/heat and 1 toilet
