Manufacturing/Flex Building Near
For Sale
$10,500,000
3940 Pixie Avenue, Long Beach, CA 90712
Freestanding building with loading docks and rooftop parking.
Property Size42,510 SF
Price / SF$247
Days on Market270
Property Features for 3940 Pixie Avenue
General Information
Standard status
Active
Size
42,510 SF
Property subtype
Industrial
Building Details
Building Size
42,510 SF
Listing Agency:
Lee & Associates – Los Angeles/Long Beach
(562) 354-2500
Listed By:
Max Robles · License #CalDRE #02057317
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 22
Last Checked: Aug 22 at 4:40AM
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 Lee & Associates – Los Angeles/Long Beach
Investment Insights
Based on property information with market context.
This freestanding manufacturing and flex building features three grade-level doors and three dock-high positions. The property includes approximately 8,600 square feet of office space. It has a clear height ranging from 11 feet 4 inches to 12 feet 5 inches and is equipped with a sprinkler system. The building has heavy power, with 3000 amps at 480/277 volts. It is zoned LAM2. Rooftop parking provides approximately 80 spaces. The property is adjacent to the Long Beach Airport and the 263-acre master-planned Douglas Park development. The building has corporate neighbors and is near outstanding amenities. The property size is 42,510 square feet.
Key Highlights
- Freestanding Manufacturing / Flex Building
- Heavy Power: 3000a, 480/277v
- ±8,600 SF Office Space
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
$623,367
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
5.94%
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%
$12,467,340
$12.5M
Cap Rate 7%
$8,905,243
$8.9M
Cap Rate 9%
$6,926,300
$6.9M
Market Conditions
NOI Build-Up for 42,510 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
$1.02M $24.00/SF
− Vacancy
−$61.2K −$1.44/SF
EGI
$959.0K $22.56/SF
− OpEx
−$335.7K −$7.90/SF
NOI
$623.4K $14.66/SF
Area
Long Beach, CA
Vacancy
6.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$12,467,340
Cap Rate 7%
$8,905,243
Cap Rate 9%
$6,926,300
Alternative Uses
Best Use
Flex RnD
$8.91M
$7.79M – $10.39M
NOI $623,367 @ 7.0% cap · market cap 5.94%
Second Best
Industrial
$7.33M
$6.42M – $8.56M
NOI $513,315 @ 7.0% cap · market cap 4.89%
Theoretical Best
Office A
$22.76M
$19.91M – $26.55M
NOI $1,593,178 @ 7.0% cap · market cap 15.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
938
Businesses Nearby
Explore this area
Business Placement
Demographics for 90712, CA
32,332
Population
10,170
Households
3.2
Avg Household Size
40
Median Age
37%
College-Educated
92%
High-School Grad
4.2 sq mi
ZIP Area
7,698
Density / Sq Mi
$119,246
Median Household Income
$59,395
Median Earnings
$2,302
Median Rent
$779,600
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?
Manufacturing property - Freestanding building with loading docks and rooftop parking.
Where is this manufacturing property located?
The property is located at 3940 Pixie Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $10,500,000.
What are key features of this property?
This property features: Freestanding Manufacturing / Flex Building; Heavy Power: 3000a, 480/277v; ±8,600 SF Office Space
