Free Standing Industrial
For Sale
Contact for pricing
15020 Desman Rd, La Mirada, CA 90638
Free standing industrial building with fire sprinklers, private fenced yard, and well-appointed office space.
Property Size15,360 SF
Price / SF$344.73
Days on Market49
Property Features for 15020 Desman Rd
General Information
Standard status
Active
Size
15,360 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Sprinkler System
Yes
Listing Agency:
The McCabe Company
Listed By:
Joel McCabe
(562) 926-3400
Source:
Moodyscre
Added: Jul 17
Changed: Aug 27
Last Checked: Sep 1 at 11:04PM
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 The McCabe Company
Investment Insights
Based on property information with market context.
This free standing industrial building is set in an attractive business park environment and includes well-appointed office space. The property features a private fenced yard and is equipped with fire sprinklers.
The building is described as having great freeway access, supporting efficient movement for day-to-day operations.
For sale, the offering includes a single, freestanding industrial structure designed to support both warehouse and office needs.
The building is described as having great freeway access, supporting efficient movement for day-to-day operations.
For sale, the offering includes a single, freestanding industrial structure designed to support both warehouse and office needs.
Key Highlights
- Free‑standing industrial building in a business park setting
- Fire sprinkler system in the building
- Well‑appointed 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
$179,498
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
3.39%
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%
$3,589,960
$3.6M
Cap Rate 7%
$2,564,257
$2.6M
Cap Rate 9%
$1,994,422
$2.0M
Market Conditions
NOI Build-Up for 15,360 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
$272.8K $17.76/SF
− Vacancy
−$16.4K −$1.07/SF
EGI
$256.4K $16.69/SF
− OpEx
−$76.9K −$5.01/SF
NOI
$179.5K $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%
$3,589,960
Cap Rate 7%
$2,564,257
Cap Rate 9%
$1,994,422
Alternative Uses
Best Use
Industrial
$2.56M
$2.24M – $2.99M
NOI $179,498 @ 7.0% cap · market cap 3.39%
Second Best
Flex RnD
$1.96M
$1.71M – $2.29M
NOI $137,125 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$8.22M
$7.20M – $9.59M
NOI $575,658 @ 7.0% cap · market cap 10.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
515
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90638, CA
46,967
Population
15,459
Households
3
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
6,100
Density / Sq Mi
$110,606
Median Household Income
$54,235
Median Earnings
$2,052
Median Rent
$765,100
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?
Flex space - Free standing industrial building with fire sprinklers, private fenced yard, and well-appointed office space.
Where is this flex space located?
The property is located at 15020 Desman Rd La Mirada, CA.
What is the asking price?
The asking price for this property is $5,295,000.
What are key features of this property?
This property features: Free‑standing industrial building in a business park setting; Fire sprinkler system in the building; Well‑appointed office space
