Sun Valley Industrial
For Sale
$1,299,000
8000-8010 Wheatland Ave, Los Angeles, CA 91352
2,900 SF Industrial Condo, Office Size ± 750 SF + Cold Storage
Property Size2,900 SF
Lot Size3.19 Acres
Price / SF$447.93
Days on Market624
Property Features for 8000-8010 Wheatland Ave
General Information
Standard status
Active
Property type
Other industrial properties, Industrial live-work properties, Manufacturing properties, Industrial properties, Mixed-use properties
Size
2,900 SF
Class
B
Elevators
N/A
Lot size
3.19 Acres
Investment Type
Owner User
Building Details
Year Built
1986
Buildings
1
Stories
1
Units
1
Listed By:
Brett Warner
(818) 933-0302
Added: Jan 14, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
Located in Sun Valley, CA, this industrial condo offers 2,900 square feet of space suitable for an owner-user. Constructed in 1986, the property features block construction and a minimum clearance height of 15 feet. Approximately 750 square feet are dedicated to office space, complemented by cold storage facilities. The unit includes one ground-level door measuring 10x12 feet, facilitating convenient loading and unloading. Electrical needs are met with a 200-amp, 220-volt, 3-phase electrical service. The property provides six parking spaces, including four reserved spaces and two open spaces. Situated on approximately 3.19 acres of land, this versatile space is suitable for various businesses seeking a functional industrial space in a prime location.
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
$58,725
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
4.52%
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%
$1,174,500
$1.2M
Cap Rate 7%
$838,929
$838.9K
Cap Rate 9%
$652,500
$652.5K
Market Conditions
NOI Build-Up for 2,900 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
$104.4K $36.00/SF
− Vacancy
−$10.4K −$3.60/SF
EGI
$94.0K $32.40/SF
− OpEx
−$35.2K −$12.15/SF
NOI
$58.7K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,174,500
Cap Rate 7%
$838,929
Cap Rate 9%
$652,500
Alternative Uses
Best Use
Mixed Use
$838.9K
$734.1K – $978.8K
NOI $58,725 @ 7.0% cap · market cap 4.52%
Second Best
Industrial
$514.7K
$450.3K – $600.4K
NOI $36,026 @ 7.0% cap · market cap 2.77%
Theoretical Best
Multifamily LT 5
$58.75M
$51.41M – $68.54M
NOI $4,112,658 @ 7.0% cap · market cap 316.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
335
Businesses Nearby
Explore this area
Business Placement
Demographics for 91352, CA
47,274
Population
13,119
Households
3.6
Avg Household Size
37
Median Age
18%
College-Educated
67%
High-School Grad
11.6 sq mi
ZIP Area
4,075
Density / Sq Mi
$74,621
Median Household Income
$35,570
Median Earnings
$1,761
Median Rent
$700,100
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 2,900 SF Industrial Condo, Office Size ± 750 SF + Cold Storage
Where is this industrial property located?
The property is located at 8000-8010 Wheatland Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,299,000.
