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4,730 sq ft fully-equipped cosmetics, OTC & supplement manufacturing facility in Santa Clarita, CA. Produced for Sephora, the VA & other major brands.
📍 28910 Avenue Penn, Valencia, CA 91355
This is a rare chance to acquire a fully-equipped, FDA-registered manufacturing facility at a fraction of buildout cost. Currently FDA-registered for cosmetics, hair care, and skin care. Previously registered for OTC products (acne treatments, sunscreens, dandruff shampoo) with a clear path to reactivation. The facility has produced consumer products for some of the world's most recognized brands, including multiple "Product of the Year" award winners.
Ideal for an entrepreneur with an existing brand looking to vertically integrate, a contract manufacturer seeking turnkey capacity, or anyone wanting to bring manufacturing stateside to avoid tariffs and maintain quality control.
Multiple "Product of the Year" award-winning formulations
30 GPM capacity. 17 MΩ·cm resistance. USP-grade, 15–20x above pharma spec. Relocatable. Original cost: $60K
Fillers, 2 tube sealers, label machine (clear label sensor), induction sealer, foaming filler, shrinkwrap, inkjet coder, conveyors. Original cost: $80K
Stainless steel mixing tanks, precision scales, dedicated washout area. Original cost: $30K
15hp screw-type ultra-quiet compressor, air piping & ports, compressed air storage. Original cost: $30K
Scales, hotplate, mixer, pH meter, viscosity meter, melting point reader, stability oven, refrigerator, chemicals & utensils. Original cost: $25K
$10K in chemicals & packaging components. SOPs and batch records included separately.
Electric forklift with charger. Racking, tools, maintenance area. Original cost: $30K
Desks, conference table, whiteboards, filing cabinets, TV. Floor-to-ceiling views of Santa Clarita valley.
All assets selected for sustainability and transferability. Can be relocated to a larger facility as the business grows.
Preview the facility, front office, warehouse, and production equipment. Open any image to view it full-size, or browse the complete set.
With rising import tariffs and supply chain uncertainty, domestic manufacturing = competitive advantage. Bonded warehouse next door.
Stop paying 3x to contract manufacturers. Own your production, schedule, quality, and margins. Previous clients built their own facilities after seeing the economics.
Three existing customers generate $30K/yr at 50% margins. Walk in, fulfill orders, cash flow immediately while you scale.
Because this is structured as an asset sale, qualifying equipment can be expensed in Year 1 under Section 179 and bonus depreciation (currently 100% for property placed in service after Jan 2025).
Section 179 lets you deduct up to $2.56M of qualifying equipment in the year you place it in service. Manufacturing equipment, filling lines, lab instruments, and water systems all qualify.
Bonus depreciation (100% for eligible property acquired after Jan 19, 2025) covers anything Section 179 doesn't. Together, they let you write off the full acquisition cost in Year 1.
The bottom line: a buyer with existing business income could recover over a third of the purchase price through tax savings alone, while generating revenue from the facility's existing customer base from day one.
This illustration is for informational purposes only and does not constitute tax advice. Actual tax benefits depend on your individual tax situation, entity structure, and applicable tax laws. Consult a qualified tax professional before making any purchase decisions based on tax considerations.
Current revenue reflects 17 years of zero marketing and pure word of mouth. Peak revenue hit ~$1M. The $30K is a floor, not a ceiling. One sales hire and a basic website changes the trajectory.
The owner is stepping back to focus on health and retirement. The seller holds a UCC-1 first position on the company's debt and is pursuing a clean asset sale. A 2022 LOI at $365K was declined by the seller. Circumstances have changed, but the assets have not.
Yes. Asset-heavy deal structure with real collateral ($300K+ in equipment). SBA 7(a) friendly. Combined with Section 179 tax benefits, the effective acquisition cost drops significantly.
All of this transfers in a single asset sale.
This opportunity won't last. Request the full deal package including financials, equipment details, and facility tour scheduling.
For inquiries · jackson@fosterbrokerage.com