South Gate Warehouse with
For Sale
$6,750,000
5612 Borwick Ave, South Gate, CA 90280
Warehouse with fenced, paved yard in South Gate available for sale.
Property Size18,412 SF
Price / SF$366.61
Days on Market263
Property Features for 5612 Borwick Ave
General Information
Standard status
Active
Size
18,412 SF
Property subtype
Industrial
Building Details
Year Built
1988
Listing Agency:
Lee & Associates
(949) 532-8609
Listed By:
Miles Solomon · License #CalDRE #02099423
(949) 532-8609
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Jul 6
Last Checked: Aug 16 at 3:46AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This 18,412-square-foot warehouse is available for sale. The property features a fenced and paved yard. Heavy power is available. An adjacent property at 5610 Borwick is also available. Buyers are advised to verify all information, including building and land square footage, permitted office size, dates of construction, clear height, power, sprinkler calculation, zoning, permitting and permitted uses, ADA compliance, parking, building and roof condition, HVAC, access, encroachments, floor load, and taxes. Buyers should obtain a business license and confirm zoning and use prior to waiving contingencies. The seller will verify all tax implications of the sale with their accountant or attorney.
Key Highlights
- Heavy power for demanding operations
- Fenced paved yard, great for storage or operations
- Adjacent property at 5610 Borwick also available
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
$239,576
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
3.55%
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%
$4,791,520
$4.8M
Cap Rate 7%
$3,422,514
$3.4M
Cap Rate 9%
$2,661,956
$2.7M
Market Conditions
NOI Build-Up for 18,412 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
$296.1K $16.08/SF
− Vacancy
−$14.2K −$0.77/SF
EGI
$281.9K $15.31/SF
− OpEx
−$42.3K −$2.30/SF
NOI
$239.6K $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%
$4,791,520
Cap Rate 7%
$3,422,514
Cap Rate 9%
$2,661,956
Alternative Uses
Best Use
Warehouse
$3.42M
$2.99M – $3.99M
NOI $239,576 @ 7.0% cap · market cap 3.55%
Second Best
Industrial
$3.07M
$2.69M – $3.59M
NOI $215,164 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$9.86M
$8.63M – $11.50M
NOI $690,040 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
717
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- A-American Self Storage — 12024 Center St, South Gate, CA 90280
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- SecurCare Self Storage — 12024 Center St, South Gate, CA 90280
- Xpo Logistics — South Gate, CA 90280
- Nova Storage — 11230 Wright Rd, Lynwood, CA 90262
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse with fenced, paved yard in South Gate available for sale.
Where is this warehouse located?
The property is located at 5612 Borwick Ave South Gate, CA.
What is the asking price?
The asking price for this property is $6,750,000.
What are key features of this property?
This property features: Heavy power for demanding operations; Fenced paved yard, great for storage or operations; Adjacent property at 5610 Borwick also available
