Manufacturing Facility with Crane-Way
New
For Sale
$6,900,000
8323 Loch Lomond, Pico Rivera, CA 90660
Two-building owner-user facility with warehouse clearance, loading doors, and on-site parking.
Property Size25,995 SF
Lot Size1.38 Acres
Price / SF$265.44
Days on Market4
Property Features for 8323 Loch Lomond
General Information
Standard status
Active
Size
25,995 SF
Total Parking Spaces
41
Lot size
1.38 Acres
Property subtype
Industrial
Warehouse & Industrial
Office Build-Out
4,150 SF
Drive-In Doors
5
Building Details
Building Size
25,995 SF
Year Built
1962
Buildings
2
Listing Agency:
Beverly and Company, Inc.
Listed By:
Petra Sutter · License #01509713
(818) 382-4160
Source:
Archetyperealty
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 5:23AM
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 Beverly and Company, Inc.
Investment Insights
Based on property information with market context.
This two-building manufacturing property combines 25,995 square feet of industrial space on a 60,272-square-foot site. The eastern building includes 4,150 square feet of office area, concrete block and metal construction, two ground-level doors, and warehouse clearance ranging from 14 feet to 20 feet. Built in 1962, it is currently occupied and will be delivered vacant.
Constructed in 2016, the western building contains 13,608 square feet of metal manufacturing space with a 38-foot building height, 32-foot warehouse clearance, and three grade-level loading doors. A crane-way structure is in place, and the property provides 41 parking spaces. The facility is located in Pico Rivera, Los Angeles County, California.
Constructed in 2016, the western building contains 13,608 square feet of metal manufacturing space with a 38-foot building height, 32-foot warehouse clearance, and three grade-level loading doors. A crane-way structure is in place, and the property provides 41 parking spaces. The facility is located in Pico Rivera, Los Angeles County, California.
Key Highlights
- 25,995 square feet across two manufacturing buildings
- 60,272‑square‑foot site in Pico Rivera, Los Angeles County
- Western building constructed in 2016 with 13,608 square feet
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
$338,245
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
4.90%
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%
$6,764,900
$6.8M
Cap Rate 7%
$4,832,071
$4.8M
Cap Rate 9%
$3,758,278
$3.8M
Market Conditions
NOI Build-Up for 25,995 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
$418.0K $16.08/SF
− Vacancy
−$20.1K −$0.77/SF
EGI
$397.9K $15.31/SF
− OpEx
−$59.7K −$2.30/SF
NOI
$338.2K $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%
$6,764,900
Cap Rate 7%
$4,832,071
Cap Rate 9%
$3,758,278
Alternative Uses
Best Use
Warehouse
$4.83M
$4.23M – $5.64M
NOI $338,245 @ 7.0% cap · market cap 4.90%
Second Best
Industrial
$4.34M
$3.80M – $5.06M
NOI $303,780 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$13.92M
$12.18M – $16.24M
NOI $974,234 @ 7.0% cap · market cap 14.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
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 - Two-building owner-user facility with warehouse clearance, loading doors, and on-site parking.
Where is this manufacturing property located?
The property is located at 8323 Loch Lomond Pico Rivera, CA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: 25,995 square feet across two manufacturing buildings; 60,272‑square‑foot site in Pico Rivera, Los Angeles County; Western building constructed in 2016 with 13,608 square feet
