Freestanding Industrial
For Sale
$15,000,000
13875 Live Oak, Baldwin Park, CA 91706
Freestanding warehouse with 24-foot clear height and dock-high plus ground-level loading doors on a 2-acre parcel.
Property Size39,492 SF
Lot Size2.00 Acres
Price / SF$379.82
Days on Market89
Property Features for 13875 Live Oak
General Information
Standard status
Active
Size
39,492 SF
Lot size
2.00 Acres
Warehouse & Industrial
Clear Height
24 ft
Dock-High Doors
4
Drive-In Doors
3
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Building Size
39,492 SF
Year Built
1999
Stories
2
Listing Agency:
CBD Investment Inc.
Listed By:
Henry Liu · License #01378289
(626) 688-2208
Source:
Evrealestate
Added: Jun 8
Changed: Aug 26
Last Checked: Sep 4 at 4:07AM
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 CBD Investment Inc.
Investment Insights
Based on property information with market context.
Freestanding industrial warehouse offered for sale at 13875 Live Oak Avenue in Baldwin Park, CA 91706. The building contains approximately 39,492 square feet and sits on an approximately 87,300 square foot (2.0-acre) parcel. Clearance is listed at 24 feet, with four dock-high loading positions and three oversized ground-level loading doors. Electrical service is described as 227/480V 3-phase power.
The facility is described as having immediate access to the I-10, I-605, I-210, and SR-57 freeways, supporting distribution throughout the broader Los Angeles, Orange County, and Inland Empire regions.
This configuration is well-suited to warehousing, manufacturing, logistics, distribution, and e-commerce operations, with both dock-high and drive-in style loading access.
The facility is described as having immediate access to the I-10, I-605, I-210, and SR-57 freeways, supporting distribution throughout the broader Los Angeles, Orange County, and Inland Empire regions.
This configuration is well-suited to warehousing, manufacturing, logistics, distribution, and e-commerce operations, with both dock-high and drive-in style loading access.
Key Highlights
- Freestanding industrial warehouse at 13875 Live Oak Avenue with 24‑foot clear height
- Warehouse totals 39,492 SF on a 2.0‑acre (87,300 SF) parcel
- Loading includes 4 dock‑high positions and 3 oversized ground‑level loading doors
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
$513,867
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
3.43%
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%
$10,277,340
$10.3M
Cap Rate 7%
$7,340,957
$7.3M
Cap Rate 9%
$5,709,633
$5.7M
Market Conditions
NOI Build-Up for 39,492 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
$635.0K $16.08/SF
− Vacancy
−$30.5K −$0.77/SF
EGI
$604.5K $15.31/SF
− OpEx
−$90.7K −$2.30/SF
NOI
$513.9K $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%
$10,277,340
Cap Rate 7%
$7,340,957
Cap Rate 9%
$5,709,633
Alternative Uses
Best Use
Warehouse
$7.34M
$6.42M – $8.56M
NOI $513,867 @ 7.0% cap · market cap 3.43%
Second Best
Industrial
$6.59M
$5.77M – $7.69M
NOI $461,507 @ 7.0% cap · market cap 3.08%
Theoretical Best
Office A
$21.14M
$18.50M – $24.67M
NOI $1,480,070 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
24 ft
Clear height
4
Dock-high doors
3
Drive-in doors
Yes
Heavy power
Yes
Highway access
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding warehouse with 24-foot clear height and dock-high plus ground-level loading doors on a 2-acre parcel.
Where is this warehouse located?
The property is located at 13875 Live Oak Baldwin Park, CA.
What is the asking price?
The asking price for this property is $15,000,000.
What are key features of this property?
This property features: Freestanding industrial warehouse at 13875 Live Oak Avenue with 24‑foot clear height; Warehouse totals 39,492 SF on a 2.0‑acre (87,300 SF) parcel; Loading includes 4 dock‑high positions and 3 oversized ground‑level loading doors
