Industrial Flex Property with
For Sale
$3,070,155
Pending
748 N Mckeever Avenue, Azusa, CA 91702
Industrial flex property with office space and multiple grade-level loading doors.
Property Size26,643 SF
Days on Market365
Property Features for 748 N Mckeever Avenue
General Information
Standard status
Pending
Size
26,643 SF
Property subtype
Commercial/Industrial
Zoning
DWL
Warehouse & Industrial
Clear Height
19 ft
Drive-In Doors
6
Heavy Power
Yes
Building Details
Year Built
1952
Listing Agency:
Richard Sheckter, BROKER
(818) 601-7511
Listed By:
Richard Sheckter · License #00893271
(818) 601-7511
Source:
Exitrealty
Added: Aug 30, 2025
Changed: Jul 10
Last Checked: Jul 23 at 8:01AM
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 Richard Sheckter, BROKER
Investment Insights
Based on property information with market context.
This industrial flex property includes three distinct buildings designed to support both office needs and warehouse operations. Building 1 offers approximately 723 SF of office space. Building 2 is a metal building with approximately 12,200 SF and a minimum clear height of about 18 feet, served by three 12’ x 12’ grade-level loading doors. Building 3 is a commercial tenant unit (CTU) with approximately 13,720 SF and a minimum clear height of about 19 feet, served by three 12’ x 14’ grade-level loading doors. The property is equipped with 400 amps of electrical service, including 480/277 volts and 3-phase, 4-wire power.
The site provides easy access to the 210, 605, and 10 freeways, supporting convenient regional distribution and day-to-day trucking access. The property is located at 748 N Mckeever Avenue in Azusa, CA.
With warehouse functionality, multiple grade-level doors, and on-site office space, this property can fit a range of owner-user and investor strategies. The electrical capacity and clear height profiles are relevant considerations for tenants and operators seeking practical support for light industrial storage and related operations within a flex-style configuration under DWL zoning.
The site provides easy access to the 210, 605, and 10 freeways, supporting convenient regional distribution and day-to-day trucking access. The property is located at 748 N Mckeever Avenue in Azusa, CA.
With warehouse functionality, multiple grade-level doors, and on-site office space, this property can fit a range of owner-user and investor strategies. The electrical capacity and clear height profiles are relevant considerations for tenants and operators seeking practical support for light industrial storage and related operations within a flex-style configuration under DWL zoning.
Key Highlights
- Industrial flex property built in 1952 with office space and multiple grade‑level loading doors
- Easy access to I‑210, SR‑605, and I‑10 freeways
- DWL zoning; 400 amps electrical service with 480/277V, 3‑phase, 4‑wire power
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
$237,853
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
7.75%
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%
$4,757,060
$4.8M
Cap Rate 7%
$3,397,900
$3.4M
Cap Rate 9%
$2,642,811
$2.6M
Market Conditions
NOI Build-Up for 26,643 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
$386.9K $14.52/SF
− Vacancy
−$20.9K −$0.79/SF
EGI
$365.9K $13.73/SF
− OpEx
−$128.1K −$4.81/SF
NOI
$237.9K $8.93/SF
Area
Los Angeles County, CA
Vacancy
5.41%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
35.00%
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%
$4,757,060
Cap Rate 7%
$3,397,900
Cap Rate 9%
$2,642,811
Alternative Uses
Best Use
Warehouse
$4.95M
$4.33M – $5.78M
NOI $346,677 @ 7.0% cap · market cap 11.29%
Second Best
Industrial
$4.45M
$3.89M – $5.19M
NOI $311,352 @ 7.0% cap · market cap 10.14%
Theoretical Best
Office A
$14.26M
$12.48M – $16.64M
NOI $998,519 @ 7.0% cap · market cap 32.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
19 ft
Clear height
6
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
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?
Flex space - Industrial flex property with office space and multiple grade-level loading doors.
Where is this flex space located?
The property is located at 748 N Mckeever Avenue Azusa, CA.
What is the asking price?
The asking price for this property is $3,070,155.
What are key features of this property?
This property features: Industrial flex property built in 1952 with office space and multiple grade‑level loading doors; Easy access to I‑210, SR‑605, and I‑10 freeways; DWL zoning; 400 amps electrical service with 480/277V, 3‑phase, 4‑wire power
