Manufacturing and Warehouse
For Sale
Contact for pricing
9323 Rush Street, South El Monte, CA 91733
Renovated industrial facility with private fenced yard and M zoning for manufacturing, warehousing, and power-intensive uses.
Property Size22,850 SF
Lot Size0.88 Acres
Price / SF$305.91
Days on Market105
Property Features for 9323 Rush Street
General Information
Standard status
Active
Size
22,850 SF
Class
B
Lot size
0.88 Acres
Property subtype
Industrial
Zoning
SEM (Manufacturing)
Additional Details
Fenced Yard
Yes
Heavy Power
Yes
Building Details
Year Built
1971
Year Renovated
2023
Buildings
1
Stories
2
Listing Agency:
KW Commercial
Listed By:
Steve Chang · License #CA 01444805
Source:
Crexi
Added: Jun 15
Changed: Sep 7
Last Checked: Sep 26 at 7:56AM
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 KW Commercial
Investment Insights
Based on property information with market context.
This well-maintained industrial facility includes approximately 22,850 SF of building area on a 10.88-acre lot, designed to support a range of operational needs. The property was recently renovated in 2022–2023, including a new roof, fresh exterior paint, new paved driveway and yard, new HVAC units, new flooring in the office area, and new motorized gates and roll-up doors. A large private fenced rear yard provides additional space for outdoor storage, equipment staging, fleet parking, or other operational uses.
Zoned M (Manufacturing), the building is positioned for industrial and manufacturing tenants seeking a flexible footprint. The property is located at 9323 Rush Street in the South El Monte area of the San Gabriel Valley, with convenient access to major transportation corridors that connect throughout Los Angeles County and the broader Southern California market.
With the mix of indoor warehouse/manufacturing space and a substantial secured yard, this facility can be a practical fit for an owner-user or investor looking for a move-in-ready industrial asset. The site is equipped for industrial operations, with heavy power noted as present (buyer to verify), supporting power-intensive workflows such as fabrication, manufacturing, warehousing, and distribution. Buyer should verify all information during due diligence. Please do not disturb the tenant or walk the property; contact the listing agent to schedule a tour.
Zoned M (Manufacturing), the building is positioned for industrial and manufacturing tenants seeking a flexible footprint. The property is located at 9323 Rush Street in the South El Monte area of the San Gabriel Valley, with convenient access to major transportation corridors that connect throughout Los Angeles County and the broader Southern California market.
With the mix of indoor warehouse/manufacturing space and a substantial secured yard, this facility can be a practical fit for an owner-user or investor looking for a move-in-ready industrial asset. The site is equipped for industrial operations, with heavy power noted as present (buyer to verify), supporting power-intensive workflows such as fabrication, manufacturing, warehousing, and distribution. Buyer should verify all information during due diligence. Please do not disturb the tenant or walk the property; contact the listing agent to schedule a tour.
Key Highlights
- 22,850 SF industrial building on a 10.88‑acre lot in South El Monte
- Recently renovated (2022–2023) with new roof, exterior paint, paved driveway and yard
- New HVAC units and new flooring in the office area
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
$297,323
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
4.25%
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%
$5,946,460
$5.9M
Cap Rate 7%
$4,247,471
$4.2M
Cap Rate 9%
$3,303,589
$3.3M
Market Conditions
NOI Build-Up for 22,850 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
$367.4K $16.08/SF
− Vacancy
−$17.6K −$0.77/SF
EGI
$349.8K $15.31/SF
− OpEx
−$52.5K −$2.30/SF
NOI
$297.3K $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%
$5,946,460
Cap Rate 7%
$4,247,471
Cap Rate 9%
$3,303,589
Alternative Uses
Best Use
Warehouse
$4.25M
$3.72M – $4.96M
NOI $297,323 @ 7.0% cap · market cap 4.25%
Second Best
Industrial
$3.81M
$3.34M – $4.45M
NOI $267,027 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$12.23M
$10.70M – $14.27M
NOI $856,366 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,263
Businesses Nearby
Explore this area
Business Placement
Demographics for 91733, CA
41,990
Population
11,172
Households
3.8
Avg Household Size
36
Median Age
11%
College-Educated
56%
High-School Grad
6.7 sq mi
ZIP Area
6,267
Density / Sq Mi
$67,245
Median Household Income
$32,486
Median Earnings
$1,658
Median Rent
$601,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Renovated industrial facility with private fenced yard and M zoning for manufacturing, warehousing, and power-intensive uses.
Where is this manufacturing property located?
The property is located at 9323 Rush Street South El Monte, CA.
What is the asking price?
The asking price for this property is $6,990,000.
What are key features of this property?
This property features: 22,850 SF industrial building on a 10.88‑acre lot in South El Monte; Recently renovated (2022–2023) with new roof, exterior paint, paved driveway and yard; New HVAC units and new flooring in the office area
