6-Unit Industrial
For Sale
Contact for pricing
412-430 W Carter Dr, Glendora, CA 91740
Multi-unit industrial asset with substantial land area and distributed electrical capacity.
Property Size12,928 SF
Price / SF$293.94
Days on Market236
Property Features for 412-430 W Carter Dr
General Information
Standard status
Active
Size
12,928 SF
Property subtype
INDUSTRIAL
Listing Agency:
Lee & Associates
(909) 373-2911
Listed By:
Todd Launchbaugh · License #01059250
(909) 373-2911
Source:
Moodyscre
Added: Jan 6
Changed: Aug 29
Last Checked: Aug 29 at 2:40PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
The property comprises a 12,928-square-foot industrial building configured as six units on a 28,640-square-foot land parcel. Electrical service totals approximately 800 amps, distributed across the property, supporting its industrial configuration.
Located at 412-430 W Carter Dr in Glendora, California, the site combines building improvements with a sizable land component for its asset class. The multi-unit layout provides a defined structure for industrial occupancy or separate unit use.
Located at 412-430 W Carter Dr in Glendora, California, the site combines building improvements with a sizable land component for its asset class. The multi-unit layout provides a defined structure for industrial occupancy or separate unit use.
Key Highlights
- 12,928‑square‑foot industrial building
- Six‑unit configuration
- 28,640‑square‑foot land parcel
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
$151,078
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
3.98%
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%
$3,021,560
$3.0M
Cap Rate 7%
$2,158,257
$2.2M
Cap Rate 9%
$1,678,644
$1.7M
Market Conditions
NOI Build-Up for 12,928 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
$229.6K $17.76/SF
− Vacancy
−$13.8K −$1.07/SF
EGI
$215.8K $16.69/SF
− OpEx
−$64.7K −$5.01/SF
NOI
$151.1K $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%
$3,021,560
Cap Rate 7%
$2,158,257
Cap Rate 9%
$1,678,644
Alternative Uses
Best Use
Industrial
$2.16M
$1.89M – $2.52M
NOI $151,078 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.92M
$6.06M – $8.08M
NOI $484,512 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
812
Businesses Nearby
Explore this area
Business Placement
Demographics for 91740, CA
26,644
Population
8,314
Households
3.2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
5.0 sq mi
ZIP Area
5,329
Density / Sq Mi
$98,819
Median Household Income
$49,202
Median Earnings
$2,226
Median Rent
$702,000
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?
Industrial property - Multi-unit industrial asset with substantial land area and distributed electrical capacity.
Where is this industrial property located?
The property is located at 412-430 W Carter Dr Glendora, CA.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: 12,928‑square‑foot industrial building; Six‑unit configuration; 28,640‑square‑foot land parcel
