Industrial Laundry
For Sale
$5,750,000
3522 Union Pacific Avenue Los Angeles, Los Angeles, CA 90023
Industrial property with office space and a second-floor living area, operated as a commercial laundry since 1979.
Property Size27,713 SF
Lot Size0.87 Acres
Price / SF$207.48
Days on Market47
Property Features for 3522 Union Pacific Avenue Los Angeles
General Information
Standard status
Active
Size
27,713 SF
Lot size
0.87 Acres
Additional Details
Office Units
4
Amenities
1
See Remarks
Assessor
Public
37800
0.8678
27713
Building Details
Building Size
27,713 SF
Year Built
1946
Stories
2
Listing Agency:
Wallstreet Realty
(909) 328-1567
Listed By:
Christian Moran · License #01840044
(909) 328-1567
Source:
Rmarealty
Added: Jul 15
Changed: Aug 28
Last Checked: Aug 30 at 1:19PM
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 Wallstreet Realty
Investment Insights
Based on property information with market context.
This property consists of 9 parcels and an estimated total of 37,800 square feet. The building includes a second-floor living area and four first-floor offices. The site has been used as a commercial laundry since 1979.
Located at 3522 Union Pacific Avenue in Los Angeles, CA (90023), the property is currently supported by upgraded electrical service intended to meet the needs of the business.
For buyers seeking an industrial facility with on-site office and residential-style space within the building layout, this configuration is already established around the prior laundry operation.
Located at 3522 Union Pacific Avenue in Los Angeles, CA (90023), the property is currently supported by upgraded electrical service intended to meet the needs of the business.
For buyers seeking an industrial facility with on-site office and residential-style space within the building layout, this configuration is already established around the prior laundry operation.
Key Highlights
- Property consists of 9 parcels totaling approximately 37,800 SF of land (0.8678 acres).
- Commercial laundry use since 1979, with upgraded electrical service to support business needs.
- Building includes 4 first‑floor offices plus a second‑floor living area.
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
$344,267
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
5.99%
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%
$6,885,340
$6.9M
Cap Rate 7%
$4,918,100
$4.9M
Cap Rate 9%
$3,825,189
$3.8M
Market Conditions
NOI Build-Up for 27,713 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
$525.4K $18.96/SF
− Vacancy
−$33.6K −$1.21/SF
EGI
$491.8K $17.75/SF
− OpEx
−$147.5K −$5.32/SF
NOI
$344.3K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$6,885,340
Cap Rate 7%
$4,918,100
Cap Rate 9%
$3,825,189
Alternative Uses
Best Use
Industrial
$4.92M
$4.30M – $5.74M
NOI $344,267 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$561.45M
$491.27M – $655.02M
NOI $39,301,412 @ 7.0% cap · market cap 683.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
1,241
Businesses Nearby
Explore this area
Business Placement
Demographics for 90023, CA
45,939
Population
12,319
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
53%
High-School Grad
4.3 sq mi
ZIP Area
10,683
Density / Sq Mi
$56,623
Median Household Income
$30,967
Median Earnings
$1,414
Median Rent
$617,600
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial property with office space and a second-floor living area, operated as a commercial laundry since 1979.
Where is this manufacturing property located?
The property is located at 3522 Union Pacific Avenue Los Angeles Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,750,000.
What are key features of this property?
This property features: Property consists of 9 parcels totaling approximately 37,800 SF of land (0.8678 acres).; Commercial laundry use since 1979, with upgraded electrical service to support business needs.; Building includes 4 first‑floor offices plus a second‑floor living area.
