Industrial Property with Large Fenced
For Sale
$26,950,000
8122 Maie Avenue, Los Angeles, CA 90001
Industrial property featuring a large, private, fenced yard and high ceilings.
Property Size145,130 SF
Price / SF$185.70
Days on Market144
Property Features for 8122 Maie Avenue
General Information
Standard status
Active
Size
145,130 SF
Property subtype
Industrial
Listing Agency:
(213) 613-3761
Listed By:
Jeffrey Stephens · License #01051764
(213) 613-3761
Source:
Cbre
Added: Mar 25
Changed: Jul 6
Last Checked: Aug 15 at 4:31AM
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 Jeffrey Stephens
Investment Insights
Based on property information with market context.
This industrial property features a large, private, fenced yard and excellent access to the 110 and 105 Freeways. The property has a ceiling clearance of 24 feet. Unit 1, comprising 18,780 square feet, is currently leased through June 14, 2030. The property is located in Los Angeles, CA and has a total size of 145,130 square feet.
Key Highlights
- Unit 1 (18,780 SF) Leased Through June 14, 2030
- Large Private Fenced Yard
- Excellent access to 110 and 105 Freeways
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
$2,189,225
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
8.12%
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%
$43,784,500
$43.8M
Cap Rate 7%
$31,274,643
$31.3M
Cap Rate 9%
$24,324,722
$24.3M
Market Conditions
NOI Build-Up for 145,130 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
$2.75M $18.96/SF
− Vacancy
−$176.1K −$1.21/SF
EGI
$2.58M $17.75/SF
− OpEx
−$386.3K −$2.66/SF
NOI
$2.19M $15.08/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$43,784,500
Cap Rate 7%
$31,274,643
Cap Rate 9%
$24,324,722
Alternative Uses
Best Use
Warehouse
$31.27M
$27.37M – $36.49M
NOI $2,189,225 @ 7.0% cap · market cap 8.12%
Second Best
Industrial
$25.76M
$22.54M – $30.05M
NOI $1,802,891 @ 7.0% cap · market cap 6.69%
Theoretical Best
Multifamily LT 5
$2,940.25M
$2,572.72M – $3,430.29M
NOI $205,817,266 @ 7.0% cap · market cap 763.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,618
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90001, CA
55,859
Population
13,998
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
49%
High-School Grad
3.3 sq mi
ZIP Area
16,927
Density / Sq Mi
$60,751
Median Household Income
$30,672
Median Earnings
$1,471
Median Rent
$513,300
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property featuring a large, private, fenced yard and high ceilings.
Where is this warehouse located?
The property is located at 8122 Maie Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $26,950,000.
What are key features of this property?
This property features: Unit 1 (18,780 SF) Leased Through June 14, 2030; Large Private Fenced Yard; Excellent access to 110 and 105 Freeways
