Industrial Flex Building on
For Sale
$6,900,000
9200 Lower Azusa, Rosemead, CA 91770
COMMERCIAL - Rosemead, CA
Property Size22,320 SF
Lot Size1.17 Acres
Price / SF$309.14
Days on Market217
Property Features for 9200 Lower Azusa
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Cross Streets are Rosemead Blvd and Lower Azusa Rd.
Subdivision
651 - Rosemead/S. San Gabriel
Standard status
Active
APN
8592016039
Lot size
1.17 Acres
Building Details
Year built
1977
Listing Agency:
THE WRIGHT ASSOCIATED COMPANIES
(626) 610-1309
Listed By:
Thomas Gibson · License #01319085
(626) 610-1309
Added: Jan 12
Changed: Aug 4
Last Checked: Aug 17 at 3:06AM
MLS# CV26007211
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.
Located at 9200 Lower Azusa Road on a signalized corner with Encinita Avenue, this industrial/commercial flex building sits on a flat 51,139 SF parcel. The property includes approximately 435 feet of combined street frontage and offers an interior mix of office and open warehouse/industrial space. Constructed in 1977, the building is served by dock-high loading with a ramp and multiple private and open office configurations, along with a total of seven restrooms, including two private restrooms located within individual office suites.
Zoned C-3 General Commercial (subject to buyer verification with the City of Rosemead), the site is positioned for broad commercial use possibilities. The property also benefits from connectivity to major regional routes, with easy access to Interstate 10 and proximity to I-605, I-210, and State Route 60. A 2023 traffic study reported an average daily traffic count of approximately 21,861 vehicles. Nearby shopping includes major national retailers such as Home Depot, Walmart, and Target, supporting strong street-level exposure.
With its established office/warehouse layout, corner visibility, and flexible zoning, the property is suited to a variety of owner-user or investment directions, subject to applicable approvals and verification.
Zoned C-3 General Commercial (subject to buyer verification with the City of Rosemead), the site is positioned for broad commercial use possibilities. The property also benefits from connectivity to major regional routes, with easy access to Interstate 10 and proximity to I-605, I-210, and State Route 60. A 2023 traffic study reported an average daily traffic count of approximately 21,861 vehicles. Nearby shopping includes major national retailers such as Home Depot, Walmart, and Target, supporting strong street-level exposure.
With its established office/warehouse layout, corner visibility, and flexible zoning, the property is suited to a variety of owner-user or investment directions, subject to applicable approvals and verification.
Key Highlights
- 22,320 SF industrial/commercial building on a 51,139 SF flat parcel in Rosemead, CA (built in 1977)
- Signalized corner location at Lower Azusa Road and Encinita Avenue with approx. 435 ft combined street frontage
- Interior includes a versatile office and warehouse/industrial mix with dock‑high loading and a ramp
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
$290,426
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
4.21%
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%
$5,808,520
$5.8M
Cap Rate 7%
$4,148,943
$4.1M
Cap Rate 9%
$3,226,956
$3.2M
Market Conditions
NOI Build-Up for 22,320 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
$358.9K $16.08/SF
− Vacancy
−$17.2K −$0.77/SF
EGI
$341.7K $15.31/SF
− OpEx
−$51.3K −$2.30/SF
NOI
$290.4K $13.01/SF
Area
Los Angeles County, CA
Vacancy
4.80%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$5,808,520
Cap Rate 7%
$4,148,943
Cap Rate 9%
$3,226,956
Alternative Uses
Best Use
Warehouse
$4.15M
$3.63M – $4.84M
NOI $290,426 @ 7.0% cap · market cap 4.21%
Second Best
Industrial
$3.73M
$3.26M – $4.35M
NOI $260,833 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$11.95M
$10.46M – $13.94M
NOI $836,503 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,229
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91770, CA
59,360
Population
17,704
Households
3.4
Avg Household Size
43
Median Age
23%
College-Educated
68%
High-School Grad
6.5 sq mi
ZIP Area
9,132
Density / Sq Mi
$73,757
Median Household Income
$35,286
Median Earnings
$1,740
Median Rent
$712,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial/commercial building with dock-high loading, office and warehouse space, and seven restrooms on a flat parcel.
Where is this flex space located?
The property is located at 9200 Lower Azusa Rosemead, CA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: 22,320 SF industrial/commercial building on a 51,139 SF flat parcel in Rosemead, CA (built in 1977); Signalized corner location at Lower Azusa Road and Encinita Avenue with approx. 435 ft combined street frontage; Interior includes a versatile office and warehouse/industrial mix with dock‑high loading and a ramp
