Industrial Property with Three
For Sale
$3,070,155
Pending
748 N Mckeever Ave, Azusa, CA 91702
Three-building industrial property with easy freeway access.
Property Size26,643 SF
Lot Size1.09 Acres
Days on Market156
Property Features for 748 N Mckeever Ave
General Information
Standard status
Pending
Size
26,643 SF
Lot size
1.09 Acres
Property subtype
Industrial
Building Details
Building Size
26,643 SF
Year Built
1952
Listing Agency:
(562) 364-2015
Listed By:
Richard Sheckter
(562) 364-2015
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:21AM
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 Richard Sheckter
Investment Insights
Based on property information with market context.
This industrial property features three buildings with potential for owner-user or investor. It offers convenient access to the 210, 605, and 10 Freeways. The zoning is DWL. The property has 400 AMPS, 480/277, 3-Phase, 4-Wire power. Building 1 is an office space with approximately 723 square feet. Building 2 is a metal building with approximately 12,200 square feet, a minimum clear height of approximately 18 feet, and three 12’ x 12’ grade-level doors. Building 3 is a CTU building with approximately 13,720 square feet, a minimum clear height of approximately 19 feet, and three 12’ x 14’ grade-level doors.
Key Highlights
- Excellent Freeway Access: Enjoy easy access to 210, 605, and 10 Freeways.
- Substantial Power Supply: Features 400 AMPS, 480/277, 3‑Phase, 4‑Wire power.
- High Clearance Warehouses: Benefit from +/-18’ and +/-19’ Min Clear in metal and CTU buildings respectively.
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
$142,570
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
4.64%
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%
$2,851,400
$2.9M
Cap Rate 7%
$2,036,714
$2.0M
Cap Rate 9%
$1,584,111
$1.6M
Market Conditions
NOI Build-Up for 12,200 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
$216.7K $17.76/SF
− Vacancy
−$13.0K −$1.07/SF
EGI
$203.7K $16.69/SF
− OpEx
−$61.1K −$5.01/SF
NOI
$142.6K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /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%
$2,851,400
Cap Rate 7%
$2,036,714
Cap Rate 9%
$1,584,111
Alternative Uses
Best Use
Industrial
$2.04M
$1.78M – $2.38M
NOI $142,570 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.53M
$5.72M – $7.62M
NOI $457,228 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
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?
Industrial property - Three-building industrial property with easy freeway access.
Where is this industrial property located?
The property is located at 748 N Mckeever Ave Azusa, CA.
What is the asking price?
The asking price for this property is $3,070,155.
What are key features of this property?
This property features: Excellent Freeway Access: Enjoy easy access to 210, 605, and 10 Freeways.; Substantial Power Supply: Features 400 AMPS, 480/277, 3‑Phase, 4‑Wire power.; High Clearance Warehouses: Benefit from +/-18’ and +/-19’ Min Clear in metal and CTU buildings respectively.
