Small-Bay Industrial
For Sale
Contact for pricing
920 W 10th St, Azusa, CA 91702
Functional small-bay warehouse with reinforced concrete, 16-foot clear height, and two drive-in doors plus 15 parking spaces.
Property Size7,940 SF
Price / SF$327.46
Days on Market129
Property Features for 920 W 10th St
General Information
Standard status
Active
Size
7,940 SF
Class
B
Total Parking Spaces
18
Property subtype
Industrial
Zoning
DWL
Investment Type
Owner/User
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Building Details
Year Built
2003
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Tavisola & Associates - Jeremie Tavisola
Listed By:
Jeremie Tavisola · License #01462137
(949) 689-4829
Source:
Crexi
Added: May 1
Changed: Aug 27
Last Checked: Sep 2 at 4:42PM
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 Tavisola & Associates - Jeremie Tavisola
Investment Insights
Based on property information with market context.
920 W 10th Street is a single-tenant small-bay industrial warehouse offering reinforced concrete construction and approximately 16-foot clear height. The building includes two drive-in loading doors and is supported by 15 on-site surface parking spaces, providing straightforward access for day-to-day loading and unloading operations.
Built in 2003, the property is positioned in Azusa’s Upper San Gabriel Valley submarket in an infill setting. Recent lease activity in the submarket indicates a market lease range of approximately $1.20 to $1.70 per square foot, reflecting ongoing demand for functional warehouse space with practical loading capability and operational flexibility.
This warehouse configuration is well suited for owner-users and small operators needing a compact industrial footprint, loading access, and on-site parking for staff and vehicles.
Built in 2003, the property is positioned in Azusa’s Upper San Gabriel Valley submarket in an infill setting. Recent lease activity in the submarket indicates a market lease range of approximately $1.20 to $1.70 per square foot, reflecting ongoing demand for functional warehouse space with practical loading capability and operational flexibility.
This warehouse configuration is well suited for owner-users and small operators needing a compact industrial footprint, loading access, and on-site parking for staff and vehicles.
Key Highlights
- Single‑tenant industrial warehouse built in 2003 with approximately 7,940 SF total space
- Reinforced concrete construction with 16‑foot clear height for versatile warehouse use
- Two drive‑in loading doors for convenient loading and unloading
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
$103,315
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
3.97%
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%
$2,066,300
$2.1M
Cap Rate 7%
$1,475,929
$1.5M
Cap Rate 9%
$1,147,944
$1.1M
Market Conditions
NOI Build-Up for 7,940 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
$127.7K $16.08/SF
− Vacancy
−$6.1K −$0.77/SF
EGI
$121.5K $15.31/SF
− OpEx
−$18.2K −$2.30/SF
NOI
$103.3K $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%
$2,066,300
Cap Rate 7%
$1,475,929
Cap Rate 9%
$1,147,944
Alternative Uses
Best Use
Warehouse
$1.48M
$1.29M – $1.72M
NOI $103,315 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.25M
$3.72M – $4.96M
NOI $297,573 @ 7.0% cap · market cap 11.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
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 - Functional small-bay warehouse with reinforced concrete, 16-foot clear height, and two drive-in doors plus 15 parking spaces.
Where is this warehouse located?
The property is located at 920 W 10th St Azusa, CA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Single‑tenant industrial warehouse built in 2003 with approximately 7,940 SF total space; Reinforced concrete construction with 16‑foot clear height for versatile warehouse use; Two drive‑in loading doors for convenient loading and unloading
