Two-Unit Commercial
For Sale
$1,780,000
9125 Las Tunas Drive, Temple City, CA 91780
SINGLE_FAMILY - Temple City, CA
Property Size6,448 SF
Price / SF$276.05
Days on Market99
Property Features for 9125 Las Tunas Drive
General Information
Property type
Residential
Property subtype
Office
Directions
E/Rosemead Blvd
Subdivision
661 - Temple City
Standard status
Active
APN
5387016037
Building Details
Year built
1957
Listing Agency:
High Ten Partners, Inc. · Coldwell Banker Real Estate
(626) 289-6660
Listed By:
CARINA PANG · License #01020795
(626) 353-3037
Added: May 1
Changed: Jul 6
Last Checked: Aug 7 at 10:06AM
MLS# WS26095047
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.
This for-sale commercial property offers approximately 6,448 square feet configured as two separate units. The setup supports owner occupancy, multi-tenant income, or a combination of both, with a flexible layout that can be used immediately or adapted for future repositioning. The property is zoned for general commercial use, which may accommodate a range of business types, including retail, office, medical, and service-oriented operations (buyer to verify with the city).
Located at 9125 Las Tunas Drive in Temple City, the building is positioned for visibility along Las Tunas Drive. Its placement on a prominent corridor can support storefront and professional business use, depending on how the units are occupied.
For tenants, the two-unit configuration can be useful for businesses that want dedicated space within the same property while sharing a single address and asset footprint. For owner-users, the layout allows one unit to be occupied while the other can potentially be leased. The permitted use flexibility, subject to buyer verification, may broaden the range of suitable occupants compared with more specialized properties.
Located at 9125 Las Tunas Drive in Temple City, the building is positioned for visibility along Las Tunas Drive. Its placement on a prominent corridor can support storefront and professional business use, depending on how the units are occupied.
For tenants, the two-unit configuration can be useful for businesses that want dedicated space within the same property while sharing a single address and asset footprint. For owner-users, the layout allows one unit to be occupied while the other can potentially be leased. The permitted use flexibility, subject to buyer verification, may broaden the range of suitable occupants compared with more specialized properties.
Key Highlights
- Commercial property built in 1957 on highly‑visible Las Tunas Drive in Temple City
- Approximately 6,448 sq ft configured as 2 separate units for multi‑tenant income or owner‑user use
- Zoned for general commercial (buyer to verify with city) supporting retail, office, medical, and service uses
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
$142,659
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
8.01%
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%
$2,853,180
$2.9M
Cap Rate 7%
$2,037,986
$2.0M
Cap Rate 9%
$1,585,100
$1.6M
Market Conditions
NOI Build-Up for 6,448 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
$218.2K $33.84/SF
− Vacancy
−$14.4K −$2.23/SF
EGI
$203.8K $31.61/SF
− OpEx
−$61.1K −$9.48/SF
NOI
$142.7K $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%
$2,853,180
Cap Rate 7%
$2,037,986
Cap Rate 9%
$1,585,100
Alternative Uses
Best Use
Retail
$2.04M
$1.78M – $2.38M
NOI $142,659 @ 7.0% cap · market cap 8.01%
Second Best
Office B
$2.01M
$1.76M – $2.35M
NOI $140,948 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$3.45M
$3.02M – $4.03M
NOI $241,656 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,441
Businesses Nearby
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two separate commercial units on a highly visible Temple City corridor, suited for owner-user or multi-tenant use.
Where is this office units located?
The property is located at 9125 Las Tunas Drive Temple City, CA.
What is the asking price?
The asking price for this property is $1,780,000.
What are key features of this property?
This property features: Commercial property built in 1957 on highly‑visible Las Tunas Drive in Temple City; Approximately 6,448 sq ft configured as 2 separate units for multi‑tenant income or owner‑user use; Zoned for general commercial (buyer to verify with city) supporting retail, office, medical, and service uses
