Flex Space with Corner
For Sale
$2,995,000
5912 Alessandro Avenue, Temple City, CA 91780
SINGLE_FAMILY - Temple City, CA
Property Size10,700 SF
Lot Size0.45 Acres
Price / SF$279.91
Days on Market113
Property Features for 5912 Alessandro Avenue
General Information
Property type
Residential
Property subtype
Retail
Directions
From 210E: Exit Rosemead, go S, L on Longden Ave, R on Encinita Ave, L on Alessandro, R side.
Subdivision
661 - Temple City
Standard status
Active
APN
8587007014
Lot size
0.45 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1946
Listing Agency:
RE/MAX MASTERS REALTY · RE/MAX International
(909) 445-8100
Listed By:
Nicholas Abbadessa · License #01398872
(909) 292-7888
Added: Apr 17
Changed: Aug 1
Last Checked: Aug 7 at 12:06PM
MLS# CV26081199
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Flex space located at 5912 Alessandro Avenue, offering a flexible mix of retail/showroom space and warehouse/storage. The property includes approximately 10,700+ square feet of improvements, with approximately 8,000 square feet designated as retail/showroom, set on a generous ~19,600 square foot lot.
Positioned on a prominent corner lot in Temple City, the property is intended for users who benefit from street presence and visibility. Central air cooling is in place, and the layout supports businesses that need both customer-facing space and supporting storage/warehouse space.
Built in 1946, this property is well suited for a range of owner-user retail, showroom, or service-oriented operations that prioritize flexible space and corner access for daily operations.
Positioned on a prominent corner lot in Temple City, the property is intended for users who benefit from street presence and visibility. Central air cooling is in place, and the layout supports businesses that need both customer-facing space and supporting storage/warehouse space.
Built in 1946, this property is well suited for a range of owner-user retail, showroom, or service-oriented operations that prioritize flexible space and corner access for daily operations.
Key Highlights
- Approximately 10,700+ SF of improvements with ~19,600 SF lot
- Approximately 8,000 SF of retail/showroom space
- Flexible layout combining retail/showroom and warehouse/storage
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
$236,733
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
7.90%
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%
$4,734,660
$4.7M
Cap Rate 7%
$3,381,900
$3.4M
Cap Rate 9%
$2,630,367
$2.6M
Market Conditions
NOI Build-Up for 10,700 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
$362.1K $33.84/SF
− Vacancy
−$23.9K −$2.23/SF
EGI
$338.2K $31.61/SF
− OpEx
−$101.5K −$9.48/SF
NOI
$236.7K $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%
$4,734,660
Cap Rate 7%
$3,381,900
Cap Rate 9%
$2,630,367
Alternative Uses
Best Use
Retail
$3.38M
$2.96M – $3.95M
NOI $236,733 @ 7.0% cap · market cap 7.90%
Second Best
Warehouse
$1.99M
$1.74M – $2.32M
NOI $139,228 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$5.73M
$5.01M – $6.68M
NOI $401,012 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
834
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible corner flex space with retail/showroom and warehouse/storage space, plus central air cooling
Where is this flex space located?
The property is located at 5912 Alessandro Avenue Temple City, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Approximately 10,700+ SF of improvements with ~19,600 SF lot; Approximately 8,000 SF of retail/showroom space; Flexible layout combining retail/showroom and warehouse/storage
