Two-Unit Manufacturing
New
For Sale
Contact for pricing
6635-6641 Sarnia Ave., Long Beach, CA 90803
Updated industrial space includes a fenced, paved yard and three-phase electrical service.
Property Size5,936 SF
Lot Size0.22 Acres
Price / SF$353.77
Days on Market6
Property Features for 6635-6641 Sarnia Ave.
General Information
Standard status
Active
Size
5,936 SF
Lot size
0.22 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Power
200 amps
Three-Phase Power
Yes
Building Details
Buildings
1
Building Size
5,936 SF
Listing Agency:
INCO Commercial
Listed By:
James arias · License #00997795
(562) 498-3395
Source:
Crexi
Added: Sep 2
Changed: Sep 5
Last Checked: Sep 6 at 8:14PM
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 INCO Commercial
Investment Insights
Based on property information with market context.
This two-unit manufacturing property combines approximately 5,936 square feet of industrial building area with an approximately 9,610-square-foot parcel. The recently updated facility includes floor drains in 6641, supporting food manufacturing use, along with 200 Amp 3-phase power. A fenced, paved yard provides secured outdoor operating area around the building.
Located at 6635-6641 Sarnia Ave. in Long Beach, the property is freeway close and provides access throughout Southern California. The layout, electrical capacity, drainage improvements, and enclosed yard offer a practical configuration for manufacturing operations requiring both interior workspace and controlled exterior area.
Located at 6635-6641 Sarnia Ave. in Long Beach, the property is freeway close and provides access throughout Southern California. The layout, electrical capacity, drainage improvements, and enclosed yard offer a practical configuration for manufacturing operations requiring both interior workspace and controlled exterior area.
Key Highlights
- Approximately 5,936 Sq. Ft. industrial building on an approximately 9,610 Sq. Ft. parcel
- Two‑unit configuration at 6635‑6641 Sarnia Ave.
- Floor drains in 6641 support food manufacturing use
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
$71,678
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
3.41%
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%
$1,433,560
$1.4M
Cap Rate 7%
$1,023,971
$1.0M
Cap Rate 9%
$796,422
$796.4K
Market Conditions
NOI Build-Up for 5,936 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
$107.6K $18.12/SF
− Vacancy
−$5.2K −$0.87/SF
EGI
$102.4K $17.25/SF
− OpEx
−$30.7K −$5.18/SF
NOI
$71.7K $12.08/SF
Area
Long Beach, CA
Vacancy
4.80%
Lease Rate
$18.12 /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%
$1,433,560
Cap Rate 7%
$1,023,971
Cap Rate 9%
$796,422
Alternative Uses
Best Use
Industrial
$1.02M
$896.0K – $1.19M
NOI $71,678 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.18M
$2.78M – $3.71M
NOI $222,468 @ 7.0% cap · market cap 10.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
750
Businesses Nearby
Explore this area
Business Placement
Demographics for 90803, CA
32,192
Population
18,516
Households
1.7
Avg Household Size
46
Median Age
61%
College-Educated
95%
High-School Grad
4.1 sq mi
ZIP Area
7,852
Density / Sq Mi
$111,500
Median Household Income
$73,944
Median Earnings
$2,073
Median Rent
$1,138,300
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?
Manufacturing property - Updated industrial space includes a fenced, paved yard and three-phase electrical service.
Where is this manufacturing property located?
The property is located at 6635-6641 Sarnia Ave. Long Beach, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Approximately 5,936 Sq. Ft. industrial building on an approximately 9,610 Sq. Ft. parcel; Two‑unit configuration at 6635‑6641 Sarnia Ave.; Floor drains in 6641 support food manufacturing use
