Warehouse with Second-Floor
New
For Sale
$5,000,000
13100 Spring St, Baldwin Park, CA 91706
The building pairs warehouse space with a separate office level and two types of loading access.
Property Size14,260 SF
Price / SF$350.63
Days on Market2
Property Features for 13100 Spring St
General Information
Standard status
Active
Size
14,260 SF
Property subtype
Industrial
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Building Details
Building Size
14,260 SF
Year Built
1989
Year Renovated
2022
Listing Agency:
Wetrust Realty; 626-880-8888
Listed By:
XIAOLEI HAN · License #02068846
(626) 880-8888
Source:
Elliman
Added: Oct 1
Last Checked: Oct 1 at 2:11PM
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 Wetrust Realty; 626-880-8888
Investment Insights
Based on property information with market context.
This industrial warehouse in Baldwin Park contains approximately 14,260 SF and was built in 1989. Improvements completed in 2022 included adding a second-floor office, creating a combined warehouse and office configuration. Loading is served by one dock-high door and one ground-level door.
At 13100 Spring St, the property is positioned to serve businesses operating across the greater Los Angeles market.
At 13100 Spring St, the property is positioned to serve businesses operating across the greater Los Angeles market.
Key Highlights
- Approximately 14,260 SF of industrial space
- 2022 improvements included a second‑floor office
- One dock‑high loading door and one ground‑level loading door
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
$185,550
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
3.71%
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%
$3,711,000
$3.7M
Cap Rate 7%
$2,650,714
$2.7M
Cap Rate 9%
$2,061,667
$2.1M
Market Conditions
NOI Build-Up for 14,260 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
$229.3K $16.08/SF
− Vacancy
−$11.0K −$0.77/SF
EGI
$218.3K $15.31/SF
− OpEx
−$32.7K −$2.30/SF
NOI
$185.6K $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%
$3,711,000
Cap Rate 7%
$2,650,714
Cap Rate 9%
$2,061,667
Alternative Uses
Best Use
Warehouse
$2.65M
$2.32M – $3.09M
NOI $185,550 @ 7.0% cap · market cap 3.71%
Second Best
Industrial
$2.38M
$2.08M – $2.78M
NOI $166,644 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$7.63M
$6.68M – $8.91M
NOI $534,432 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
630
Businesses Nearby
Explore this area
Business Placement
Demographics for 91706, CA
73,313
Population
18,853
Households
3.9
Avg Household Size
36
Median Age
14%
College-Educated
68%
High-School Grad
13.5 sq mi
ZIP Area
5,431
Density / Sq Mi
$79,473
Median Household Income
$34,964
Median Earnings
$1,816
Median Rent
$589,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - The building pairs warehouse space with a separate office level and two types of loading access.
Where is this warehouse located?
The property is located at 13100 Spring St Baldwin Park, CA.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: Approximately 14,260 SF of industrial space; 2022 improvements included a second‑floor office; One dock‑high loading door and one ground‑level loading door
