Freestanding Industrial Live-Work
For Sale
$1,450,000
2460 Chico, South El Monte, CA 91733
Freestanding industrial building with ground-level loading doors plus a renovated rear residence with three bedrooms.
Property Size5,600 SF
Lot Size0.26 Acres
Days on Market50
Property Features for 2460 Chico
General Information
Standard status
Active
Size
5,600 SF
Lot size
0.26 Acres
Property subtype
Industrial
Additional Details
Highway Access
Yes
Building Details
Building Size
5,600 SF
Year Built
1947
Listing Agency:
PINNACLE REAL ESTATE GROUP
Listed By:
Johnny Wong · License #01244457
(626) 964-5500
Source:
Archetyperealty
Added: Jul 20
Changed: Aug 28
Last Checked: Sep 7 at 8:16AM
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 PINNACLE REAL ESTATE GROUP
Investment Insights
Based on property information with market context.
This freestanding live-work property includes an approximately 4,600-square-foot industrial building with ground-level loading doors, along with a separate approximately 1,000-square-foot residence located to the rear. The home has been recently renovated and features three bedrooms and three bathrooms, with updates including new flooring, windows, a kitchen, and bathroom finishes. The site sits on an approximately 11,184-square-foot lot.
The property is located in South El Monte at 2460 Chico, with convenient access described as being near the 10 and 60 Freeways. Mobility scores provided for the area include a bikeScore of 70 (Very Bikeable) and a walkScore of 74 (Very Walkable), along with a transitScore of 43 (Some Transit).
The property is located in South El Monte at 2460 Chico, with convenient access described as being near the 10 and 60 Freeways. Mobility scores provided for the area include a bikeScore of 70 (Very Bikeable) and a walkScore of 74 (Very Walkable), along with a transitScore of 43 (Some Transit).
Key Highlights
- Freestanding ±4,600 SF industrial building with ground‑level loading doors
- Plus a separate ±1,000 SF residence in the rear—versatile live‑work setup
- Recently renovated home with 3 bedrooms and 3 bathrooms
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
$122,412
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
8.44%
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%
$2,448,240
$2.4M
Cap Rate 7%
$1,748,743
$1.7M
Cap Rate 9%
$1,360,133
$1.4M
Market Conditions
NOI Build-Up for 5,600 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
$215.0K $38.40/SF
− Vacancy
−$51.8K −$9.25/SF
EGI
$163.2K $29.15/SF
− OpEx
−$40.8K −$7.29/SF
NOI
$122.4K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$2,448,240
Cap Rate 7%
$1,748,743
Cap Rate 9%
$1,360,133
Alternative Uses
Best Use
Office B
$1.75M
$1.53M – $2.04M
NOI $122,412 @ 7.0% cap · market cap 8.44%
Second Best
Mixed Use
$1.62M
$1.42M – $1.89M
NOI $113,400 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$3.00M
$2.62M – $3.50M
NOI $209,875 @ 7.0% cap · market cap 14.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
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?
Live-work space - Freestanding industrial building with ground-level loading doors plus a renovated rear residence with three bedrooms.
Where is this live-work space located?
The property is located at 2460 Chico South El Monte, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Freestanding ±4,600 SF industrial building with ground‑level loading doors; Plus a separate ±1,000 SF residence in the rear—versatile live‑work setup; Recently renovated home with 3 bedrooms and 3 bathrooms
