Small Bay Industrial Multi-Unit
For Sale
Contact for pricing
8058 Westman Avenue, Whittier, CA 90606
Small bay multitenant industrial building with six units, grade level roll-up doors, and dedicated parking on an end-of-cul-de-sac lot.
Property Size8,590 SF
Price / SF$227.01
Days on Market53
Property Features for 8058 Westman Avenue
General Information
Standard status
Active
Size
8,590 SF
Class
C
Total Parking Spaces
18
Property subtype
Industrial
Zoning
M-1
Investment Type
Value Add
Building Details
Year Built
1965
Stories
1
Units
6
Listing Agency:
Avison Young - Downtown Los Angeles
Listed By:
Patrick Barnes · License #CA 01333182
Source:
Crexi
Added: Jul 13
Changed: Aug 31
Last Checked: Sep 3 at 6:52AM
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 Avison Young - Downtown Los Angeles
Investment Insights
Based on property information with market context.
The property at 8058 Westman Avenue is a well-maintained small bay multitenant industrial building built in 1965. The building is approximately 8,590 square feet and consists of six individual units ranging from about 1,000 to 2,000 square feet. Each unit has its own grade level roll-up door and dedicated parking. The property also includes 15-foot clear height and 18 parking spaces.
The site is located at the end of a private cul de sac on a 19,040 square foot lot. The property is supported by M-1 zoning for a broad range of industrial and service uses, and four units are leased on a month-to-month basis with current income. One unit is owner occupied and can be conveyed vacant, and one unit is being renovated and readied for lease. Because every tenancy is month-to-month, a new owner can manage the timing of occupancy and leasing across the units.
The site is located at the end of a private cul de sac on a 19,040 square foot lot. The property is supported by M-1 zoning for a broad range of industrial and service uses, and four units are leased on a month-to-month basis with current income. One unit is owner occupied and can be conveyed vacant, and one unit is being renovated and readied for lease. Because every tenancy is month-to-month, a new owner can manage the timing of occupancy and leasing across the units.
Key Highlights
- 6‑unit small bay multitenant industrial building totaling 8,590 SF on a 19,040 SF lot at the end of a private cul‑de‑sac
- Each unit has its own grade level roll‑up door and dedicated parking
- Built in 1965 with 15‑foot clear height and 18 parking spaces
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
$111,773
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
5.73%
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%
$2,235,460
$2.2M
Cap Rate 7%
$1,596,757
$1.6M
Cap Rate 9%
$1,241,922
$1.2M
Market Conditions
NOI Build-Up for 8,590 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
$138.1K $16.08/SF
− Vacancy
−$6.6K −$0.77/SF
EGI
$131.5K $15.31/SF
− OpEx
−$19.7K −$2.30/SF
NOI
$111.8K $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%
$2,235,460
Cap Rate 7%
$1,596,757
Cap Rate 9%
$1,241,922
Alternative Uses
Best Use
Warehouse
$1.60M
$1.40M – $1.86M
NOI $111,773 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.60M
$4.02M – $5.37M
NOI $321,934 @ 7.0% cap · market cap 16.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,457
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90606, CA
32,078
Population
8,982
Households
3.6
Avg Household Size
38
Median Age
18%
College-Educated
76%
High-School Grad
3.8 sq mi
ZIP Area
8,442
Density / Sq Mi
$94,904
Median Household Income
$45,361
Median Earnings
$1,913
Median Rent
$623,500
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?
Warehouse - Small bay multitenant industrial building with six units, grade level roll-up doors, and dedicated parking on an end-of-cul-de-sac lot.
Where is this warehouse located?
The property is located at 8058 Westman Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 6‑unit small bay multitenant industrial building totaling 8,590 SF on a 19,040 SF lot at the end of a private cul‑de‑sac; Each unit has its own grade level roll‑up door and dedicated parking; Built in 1965 with 15‑foot clear height and 18 parking spaces
