Azusa Industrial Space
For Sale
Contact for pricing
400-410 S Irwindale Ave, Azusa, CA
8,800 SF industrial space with office in Azusa, CA.
Property Size8,800 SF
Lot Size0.33 Acres
Price / SF$403.41
Days on Market319
Property Features for 400-410 S Irwindale Ave
General Information
Standard status
Active
Size
8,800 SF
Lot size
0.33 Acres
Property subtype
INDUSTRIAL
Listing Agency:
RJ Realty
(909) 348-3956
Listed By:
Ricky Lee · License #01932116
(909) 348-3956
Source:
Moodyscre
Added: Sep 29, 2025
Changed: Aug 12
Last Checked: Aug 12 at 10:47AM
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 RJ Realty
Investment Insights
Based on property information with market context.
An 8,800 square foot industrial space is available for lease. The property includes approximately 3,800 square feet of office space. It features one ground-level door and a 14-foot clear height. The electrical capacity is 400 amps, 120/208 volts, with 3-phase power. The property is located within The West End Industrial District (DW) zoning area. Permitted uses include manufacturing, industrial, heavy commercial activities, and automotive services.
Key Highlights
- 8,800 SF Available for your business needs.
- Benefit from ±3,800 SF of Office Space.
- Features 1 Ground Level Door for easy access.
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
$114,505
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
3.23%
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%
$2,290,100
$2.3M
Cap Rate 7%
$1,635,786
$1.6M
Cap Rate 9%
$1,272,278
$1.3M
Market Conditions
NOI Build-Up for 8,800 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
$141.5K $16.08/SF
− Vacancy
−$6.8K −$0.77/SF
EGI
$134.7K $15.31/SF
− OpEx
−$20.2K −$2.30/SF
NOI
$114.5K $13.01/SF
Area
Los Angeles County, CA
Vacancy
4.80%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$2,290,100
Cap Rate 7%
$1,635,786
Cap Rate 9%
$1,272,278
Alternative Uses
Best Use
Warehouse
$1.64M
$1.43M – $1.91M
NOI $114,505 @ 7.0% cap · market cap 3.23%
Second Best
Industrial
$1.47M
$1.29M – $1.71M
NOI $102,838 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$4.71M
$4.12M – $5.50M
NOI $329,804 @ 7.0% cap · market cap 9.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
390
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - 8,800 SF industrial space with office in Azusa, CA.
Where is this manufacturing property located?
The property is located at 400-410 S Irwindale Ave Azusa, CA.
What is the asking price?
The asking price for this property is $3,550,000.
What are key features of this property?
This property features: 8,800 SF Available for your business needs.; Benefit from ±3,800 SF of Office Space.; Features 1 Ground Level Door for easy access.
