Freestanding Mixed-Use
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9327 Fern St, South El Monte, CA 91733
Mixed-use asset with an industrial building, income-producing SFD, and access to the 10/60 Freeways.
Property Size2,408 SF
Price / SF$250
Days on Market5
Property Features for 9327 Fern St
General Information
Standard status
Active
Size
2,408 SF
Property subtype
INDUSTRIAL
Additional Details
Highway Access
Yes
Listing Agency:
Colliers
(626) 672-9080
Listed By:
Alex Blecksmith
(626) 672-9080
Source:
Moodyscre
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 10:23PM
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 Colliers
Investment Insights
Based on property information with market context.
This 2,408-square-foot mixed-use property combines a freestanding industrial building with an income-producing SFD. The configuration offers both industrial space and a residential component within one commercial asset.
Access to the 10/60 Freeways provides a direct transportation connection for the property. The existing improvements support a mixed-use profile with manufacturing and light distribution identified among the potential applications.
Access to the 10/60 Freeways provides a direct transportation connection for the property. The existing improvements support a mixed-use profile with manufacturing and light distribution identified among the potential applications.
Key Highlights
- 2,408‑square‑foot mixed‑use property
- Freestanding industrial building with income‑producing SFD
- Manufacturing and light distribution use identified
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
$48,762
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
8.10%
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%
$975,240
$975.2K
Cap Rate 7%
$696,600
$696.6K
Cap Rate 9%
$541,800
$541.8K
Market Conditions
NOI Build-Up for 2,408 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
$86.7K $36.00/SF
− Vacancy
−$8.7K −$3.60/SF
EGI
$78.0K $32.40/SF
− OpEx
−$29.3K −$12.15/SF
NOI
$48.8K $20.25/SF
Area
Los Angeles County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$975,240
Cap Rate 7%
$696,600
Cap Rate 9%
$541,800
Alternative Uses
Best Use
Mixed Use
$696.6K
$609.5K – $812.7K
NOI $48,762 @ 7.0% cap · market cap 8.10%
Second Best
Warehouse
$447.6K
$391.7K – $522.2K
NOI $31,333 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,246 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,679
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use asset with an industrial building, income-producing SFD, and access to the 10/60 Freeways.
Where is this mixed-use property located?
The property is located at 9327 Fern St South El Monte, CA.
What is the asking price?
The asking price for this property is $602,000.
What are key features of this property?
This property features: 2,408‑square‑foot mixed‑use property; Freestanding industrial building with income‑producing SFD; Manufacturing and light distribution use identified
