Freestanding Warehouse with Fenced
For Sale
Contact for pricing
10012 Painter Ave, Santa Fe Springs, CA 90605
Freestanding warehouse with fenced/paved yard, 12' clear height, 2 restrooms, and 400 amps.
Property Size9,558 SF
Price / SF$316.49
Days on Market52
Property Features for 10012 Painter Ave
General Information
Standard status
Active
Size
9,558 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
12 ft
Heavy Power
Yes
Additional Details
Fenced Yard
Yes
Listing Agency:
Bob Wright Industrial Properties
(951) 522-1035
Listed By:
Mitchell Wright
(951) 522-1035
Source:
Moodyscre
Added: Jul 9
Changed: Aug 14
Last Checked: Aug 29 at 12:03PM
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 Bob Wright Industrial Properties
Investment Insights
Based on property information with market context.
This freestanding warehouse offers a fenced/paved yard for loading or outside storage, along with 12' clear height for day-to-day operations. The building includes two restrooms and provides 400 amps of electrical service.
The property totals 9,558 square feet and is located at 10012 Painter Ave in Santa Fe Springs, CA 90605. It is available for sale, with the secured yard and clear-height interior supporting a range of light industrial needs.
The combination of the secured, improved yard area and the 12' clear height creates a practical layout for tenants or owners seeking an enclosed warehouse space with dedicated outside staging potential.
The property totals 9,558 square feet and is located at 10012 Painter Ave in Santa Fe Springs, CA 90605. It is available for sale, with the secured yard and clear-height interior supporting a range of light industrial needs.
The combination of the secured, improved yard area and the 12' clear height creates a practical layout for tenants or owners seeking an enclosed warehouse space with dedicated outside staging potential.
Key Highlights
- Freestanding warehouse with a fenced and paved yard
- 12' clear height for warehouse operations
- 2 restrooms
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
$124,368
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
4.11%
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%
$2,487,360
$2.5M
Cap Rate 7%
$1,776,686
$1.8M
Cap Rate 9%
$1,381,867
$1.4M
Market Conditions
NOI Build-Up for 9,558 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
$153.7K $16.08/SF
− Vacancy
−$7.4K −$0.77/SF
EGI
$146.3K $15.31/SF
− OpEx
−$21.9K −$2.30/SF
NOI
$124.4K $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%
$2,487,360
Cap Rate 7%
$1,776,686
Cap Rate 9%
$1,381,867
Alternative Uses
Best Use
Warehouse
$1.78M
$1.55M – $2.07M
NOI $124,368 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.12M
$4.48M – $5.97M
NOI $358,212 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12 ft
Clear height
Yes
Heavy power
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,197
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90605, CA
40,189
Population
11,377
Households
3.5
Avg Household Size
37
Median Age
23%
College-Educated
83%
High-School Grad
6.4 sq mi
ZIP Area
6,280
Density / Sq Mi
$100,825
Median Household Income
$46,502
Median Earnings
$1,861
Median Rent
$662,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Golden State Storage - Santa Fe Springs — 13020 Telegraph Rd, Santa Fe Springs, CA 90670
- CDS Cold — 10035 Painter Ave, Santa Fe Springs, CA 90670
- Nearby Self Storage Units - Norwalk, CA — 9607 Santa Fe Springs Rd, Santa Fe Springs, CA 90670
- So Cal Machinery Movers — 9510 Ann St, Santa Fe Springs, CA 90670
Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding warehouse with fenced/paved yard, 12' clear height, 2 restrooms, and 400 amps.
Where is this warehouse located?
The property is located at 10012 Painter Ave Santa Fe Springs, CA.
What is the asking price?
The asking price for this property is $3,025,000.
What are key features of this property?
This property features: Freestanding warehouse with a fenced and paved yard; 12' clear height for warehouse operations; 2 restrooms
