Fresenius Kidney Care
For Sale
Contact for pricing
8319 Alondra Blvd, Paramount, CA 90723
High-performing dialysis facility with corporate guarantee and lease extension.
Property Size7,864 SF
Price / SF$635.46
Days on Market203
Property Features for 8319 Alondra Blvd
General Information
Standard status
Active
Size
7,864 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Net Operating Income
$304,834
Building Details
Year Built
2019
Tenancy
Single
Listing Agency:
SURMOUNT
(332) 345-4222
Listed By:
Brendan Murphy · License #10401389060
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 29 at 6:52PM
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 SURMOUNT
Investment Insights
Based on property information with market context.
This property features a Fresenius Kidney Care facility located at 8319 Alondra Blvd, Paramount, CA 90723. The facility is a high-performing dialysis center operating at near-full patient capacity. It is supported by a corporate guarantee from Fresenius Medical Care North America. In 2019, the facility underwent a comprehensive rebuild that complied with OSHPD standards. This rebuild included all major building systems and medical infrastructure, resulting in modern, institutional-quality healthcare real estate. Fresenius has recently reaffirmed its commitment to the location through a lease extension. The lease has approximately 7 years of remaining term and includes 3% annual rent escalations. The property size is 7864 square feet.
Key Highlights
- High‑performing Fresenius dialysis facility operating at near‑full patient capacity.
- Corporate guarantee from Fresenius Medical Care North America.
- Comprehensive OSHPD‑compliant rebuild in 2019 with modern, institutional‑quality healthcare real estate.
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
$149,132
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
2.98%
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%
$2,982,640
$3.0M
Cap Rate 7%
$2,130,457
$2.1M
Cap Rate 9%
$1,657,022
$1.7M
Market Conditions
NOI Build-Up for 7,864 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
$266.1K $33.84/SF
− Vacancy
−$17.6K −$2.23/SF
EGI
$248.6K $31.61/SF
− OpEx
−$99.4K −$12.64/SF
NOI
$149.1K $18.96/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
40.00%
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%
$2,982,640
Cap Rate 7%
$2,130,457
Cap Rate 9%
$1,657,022
Alternative Uses
Best Use
Healthcare Medical
$2.13M
$1.86M – $2.49M
NOI $149,132 @ 7.0% cap · market cap 2.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.21M
$3.68M – $4.91M
NOI $294,725 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,705
Businesses Nearby
Explore this area
Business Placement
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - High-performing dialysis facility with corporate guarantee and lease extension.
Where is this medical center located?
The property is located at 8319 Alondra Blvd Paramount, CA.
What is the asking price?
The asking price for this property is $4,997,278.
What are key features of this property?
This property features: High‑performing Fresenius dialysis facility operating at near‑full patient capacity.; Corporate guarantee from Fresenius Medical Care North America.; Comprehensive OSHPD‑compliant rebuild in 2019 with modern, institutional‑quality healthcare real estate.
