Remodeled Office/Warehouse Building on
For Sale
$719,900
8644 E Ave T, Littlerock, CA 93543
5400 SF remodeled office/warehouse on an acre of land.
Property Size5,430 SF
Lot Size1.06 Acres
Price / SF$132.58
Days on Market545
Property Features for 8644 E Ave T
General Information
Standard status
Active
Size
5,430 SF
Lot size
1.06 Acres
Property subtype
Commercial/Industrial
Building Details
Year Built
1954
Listing Agency:
Willie Henderson, Broker
(818) 491-4527
Listed By:
Willie G Henderson · License #01091997
(818) 491-4527
Source:
Exitrealty
Added: Feb 12, 2025
Changed: Aug 8
Last Checked: Aug 11 at 6:29AM
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 Willie Henderson, Broker
Investment Insights
Based on property information with market context.
The property features a 5400 square foot office/warehouse building situated on slightly over one acre of land. It is zoned C3 - Heavy Commercial. The building includes 1600 square feet of air-conditioned office space, complete with newly installed ADA-compliant bathrooms. The warehouse area provides 3800+ square feet of space, featuring 12-foot ceilings and skylights. The entire building has been remodeled both inside and out. Located adjacent to a commercial corner at the intersection of Avenue T and 87th Street East, the property benefits from the presence of restaurants and other commercial establishments in the immediate vicinity. Situated in unincorporated Los Angeles County, the property benefits from less restrictive zoning regulations compared to the City of Palmdale. Littlerock is immediately east of and adjacent to Palmdale.
Key Highlights
- C3 Heavy Commercial Zoning offers versatile business opportunities.
- Recently remodeled inside and out, providing a modern and updated space.
- 3800 SF+ warehouse with 12 ft. ceilings and skylights.
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
$63,455
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
8.81%
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%
$1,269,100
$1.3M
Cap Rate 7%
$906,500
$906.5K
Cap Rate 9%
$705,056
$705.1K
Market Conditions
NOI Build-Up for 5,430 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
$96.4K $17.76/SF
− Vacancy
−$5.8K −$1.07/SF
EGI
$90.7K $16.69/SF
− OpEx
−$27.2K −$5.01/SF
NOI
$63.5K $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%
$1,269,100
Cap Rate 7%
$906,500
Cap Rate 9%
$705,056
Alternative Uses
Best Use
Office B
$1.70M
$1.48M – $1.98M
NOI $118,695 @ 7.0% cap · market cap 16.49%
Second Best
Warehouse
$1.01M
$883.2K – $1.18M
NOI $70,655 @ 7.0% cap · market cap 9.81%
Theoretical Best
Office A
$2.91M
$2.54M – $3.39M
NOI $203,504 @ 7.0% cap · market cap 28.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93543, CA
14,132
Population
3,750
Households
3.8
Avg Household Size
35
Median Age
9%
College-Educated
71%
High-School Grad
67.7 sq mi
ZIP Area
209
Density / Sq Mi
$69,375
Median Household Income
$44,473
Median Earnings
$1,658
Median Rent
$354,100
Median Home Value
Market
Vacancy Rate% for Office 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 - 5400 SF remodeled office/warehouse on an acre of land.
Where is this flex space located?
The property is located at 8644 E Ave T Littlerock, CA.
What is the asking price?
The asking price for this property is $719,900.
What are key features of this property?
This property features: C3 Heavy Commercial Zoning offers versatile business opportunities.; Recently remodeled inside and out, providing a modern and updated space.; 3800 SF+ warehouse with 12 ft. ceilings and skylights.
