Multi-Tenant Industrial Warehouse
For Sale
$3,950,000
1201 N Azusa Canyon Road, West Covina, CA 91790
WCM1YY zoning supports warehousing, distribution, fabrication, and light manufacturing across a multi-building industrial site.
Property Size16,727 SF
Lot Size1.06 Acres
Price / SF$242.75
Days on Market238
Property Features for 1201 N Azusa Canyon Road
General Information
Standard status
Active
Size
16,727 SF
Total Parking Spaces
34
Lot size
1.06 Acres
Property subtype
COMMERCIAL
Zoning
WCM1YY
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
9
Building Details
Building Size
16,727 SF
Year Built
1962
Buildings
5
Construction
wood-frame and stucco
Tenancy
Multi
Listing Agency:
Keller Williams Studio City
(818) 970-0915
Listed By:
David Weinberger · License #01349349
Source:
Velocityrealtysd
Added: Dec 11, 2025
Changed: Aug 4
Last Checked: Aug 6 at 3:44AM
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 Keller Williams Studio City
Investment Insights
Based on property information with market context.
This industrial property comprises five buildings with approximately 16,272 SF of rentable area across three parcels totaling approximately 46,295 SF. Six tenants occupy the complex, including three on month-to-month leases. Wood-frame and stucco construction, 12-foot clear height, and nine ground-level roll-up doors support warehouse and industrial operations. Multiple drive-in doors measure 10'W x 10'H, and the fenced site includes approximately 34 on-site parking spaces.
The property is located at 1201 N Azusa Canyon Road in West Covina, with frontage and ingress/egress along Azusa Canyon Road. WCM1YY zoning permits warehousing, distribution, fabrication, and light manufacturing uses, providing a broad industrial-use framework for the existing tenant mix.
The property is located at 1201 N Azusa Canyon Road in West Covina, with frontage and ingress/egress along Azusa Canyon Road. WCM1YY zoning permits warehousing, distribution, fabrication, and light manufacturing uses, providing a broad industrial-use framework for the existing tenant mix.
Key Highlights
- Five industrial buildings totaling approximately 16,272 SF of rentable building area
- Three parcels encompass approximately 46,295 SF
- Six tenants occupy the complex; three leases are month‑to‑month
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
$245,456
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
6.21%
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%
$4,909,120
$4.9M
Cap Rate 7%
$3,506,514
$3.5M
Cap Rate 9%
$2,727,289
$2.7M
Market Conditions
NOI Build-Up for 16,272 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
$308.5K $18.96/SF
− Vacancy
−$19.7K −$1.21/SF
EGI
$288.8K $17.75/SF
− OpEx
−$43.3K −$2.66/SF
NOI
$245.5K $15.08/SF
Area
West Covina, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$4,909,120
Cap Rate 7%
$3,506,514
Cap Rate 9%
$2,727,289
Alternative Uses
Best Use
Warehouse
$3.51M
$3.07M – $4.09M
NOI $245,456 @ 7.0% cap · market cap 6.21%
Second Best
Industrial
$2.89M
$2.53M – $3.37M
NOI $202,140 @ 7.0% cap · market cap 5.12%
Theoretical Best
Multifamily LT 5
$329.66M
$288.45M – $384.60M
NOI $23,076,267 @ 7.0% cap · market cap 584.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12 ft
Clear height
9
Drive-in doors
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Explore this area
Business Placement
Demographics for 91790, CA
46,364
Population
13,318
Households
3.5
Avg Household Size
39
Median Age
23%
College-Educated
83%
High-School Grad
5.8 sq mi
ZIP Area
7,994
Density / Sq Mi
$100,142
Median Household Income
$42,958
Median Earnings
$2,253
Median Rent
$695,700
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?
Industrial property - WCM1YY zoning supports warehousing, distribution, fabrication, and light manufacturing across a multi-building industrial site.
Where is this industrial property located?
The property is located at 1201 N Azusa Canyon Road West Covina, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Five industrial buildings totaling approximately 16,272 SF of rentable building area; Three parcels encompass approximately 46,295 SF; Six tenants occupy the complex; three leases are month‑to‑month
