Freestanding Building with Fenced
For Sale
Contact for pricing
9041 Bermudez St, Pico Rivera, CA
Industrial building featuring upgraded office space and fenced yard.
Property Size12,750 SF
Lot Size0.57 Acres
Price / SF$295.37
Days on Market263
Property Features for 9041 Bermudez St
General Information
Standard status
Active
Size
12,750 SF
Lot size
0.57 Acres
Property subtype
INDUSTRIAL
Listing Agency:
CBRE
(714) 371-9207
Listed By:
Joshua Bonwell · License #01359444
(714) 371-9207
Source:
Moodyscre
Added: Nov 24, 2025
Changed: Aug 8
Last Checked: May 20 at 8:40PM
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 CBRE
Investment Insights
Based on property information with market context.
This freestanding building offers approximately 12,750 square feet of space. It includes 2,200 square feet of upgraded and functional office space, along with a bonus mezzanine area of approximately 700 square feet. The warehouse area features a minimum clearance height of 16 feet. Access to the warehouse is provided by two ground-level doors, measuring 12 feet by 12 feet and 12 feet by 14 feet respectively. The property also includes a fenced yard area.
Key Highlights
- 2,200 SF Upgraded, Functional Office Space
- Free Standing Building
- 16' Minimum Warehouse Clearance
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
$165,902
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
4.41%
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%
$3,318,040
$3.3M
Cap Rate 7%
$2,370,029
$2.4M
Cap Rate 9%
$1,843,356
$1.8M
Market Conditions
NOI Build-Up for 12,750 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
$205.0K $16.08/SF
− Vacancy
−$9.8K −$0.77/SF
EGI
$195.2K $15.31/SF
− OpEx
−$29.3K −$2.30/SF
NOI
$165.9K $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%
$3,318,040
Cap Rate 7%
$2,370,029
Cap Rate 9%
$1,843,356
Alternative Uses
Best Use
Warehouse
$2.37M
$2.07M – $2.77M
NOI $165,902 @ 7.0% cap · market cap 4.41%
Second Best
Industrial
$2.13M
$1.86M – $2.48M
NOI $148,998 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$6.83M
$5.97M – $7.96M
NOI $477,841 @ 7.0% cap · market cap 12.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
750
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Public Storage — 9011 Bermudez St, Pico Rivera, CA 90660
- Iron Mountain — 8700 Mercury Ln, Pico Rivera, CA 90660
- Preferred Self Storage Unit — 8905 rex rd, pico rivera, ca 90660
- VL Moving USA — 6209 Randolph St, Commerce, CA 90040
- Extra Space Storage — 9601 Slauson Ave, Pico Rivera, CA 90660
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial building featuring upgraded office space and fenced yard.
Where is this warehouse located?
The property is located at 9041 Bermudez St Pico Rivera, CA.
What is the asking price?
The asking price for this property is $3,765,970.
What are key features of this property?
This property features: 2,200 SF Upgraded, Functional Office Space; Free Standing Building; 16' Minimum Warehouse Clearance
