820 Thompson Avenue is a high-quality, small-bay industrial investment opportunity located in the highly desirable Tri-Cities submarket of Glendale, Burbank, and Pasadena. The 46,395-square-foot property is currently 96% leased to 39 tenants, providing investors with stable in-place cash flow supported by a diversified tenant base and a long history of strong occupancy in one of Southern California’s most supply-constrained industrial markets. The asset is comprised of functional small-bay industrial suites ranging from approximately 930 to 2,950 square feet, a configuration that aligns closely with strong market demand from light industrial, service, and distribution users. Each unit includes at least one ground-level loading door, and the property offers ample on-site parking with 83 total spaces, further enhancing tenant usability and retention. These flexible suite sizes support long-term leasing stability and present opportunities for continued rental growth. Strategically positioned in a premier infill location adjacent to major media and entertainment employers including Disney and DreamWorks, the property benefits from strong tenant demand and a high-barrier-to-entry environment. With no competing industrial developments currently under construction in the immediate trade area, 820 Thompson Avenue stands out as one of the most attractive small-bay industrial assets in the submarket. The property also offers exceptional regional connectivity, with convenient access to Interstates 5, 134, and 101, providing efficient connections throughout Los Angeles. In addition, tenants benefit from close proximity to a wide range of retail and service amenities, enhancing day-to-day operations and supporting long-term tenant retention. Collectively, these factors position 820 Thompson Avenue as a stable, income-producing asset with strong long-term fundamentals in one of Southern California’s most desirable infill industrial markets.