Freestanding Flex
New
For Sale
$1,125,000
15628 Cypress, Irwindale, CA 91706
Gated commercial property combines warehouse space with multiple offices and truck-accessible loading.
Property Size3,458 SF
Lot Size0.32 Acres
Price / SF$325.33
Days on Market2
Property Features for 15628 Cypress
General Information
Standard status
Active
Size
3,458 SF
Lot size
0.32 Acres
Property subtype
Industrial
Zoning
M2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
2
Additional Details
Asking Price
$1,125,000
Amenities
break room
Building Details
Building Size
3,458 SF
Year Built
1998
Buildings
1
Listing Agency:
Lee & Associates Commercial Real Estate Services, Inc. - Pasadena
Listed By:
Shao Chen · License #01923629
(626) 535-9888
Source:
Elliman
Added: Sep 4
Last Checked: Sep 4 at 2:35PM
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 Commercial Real Estate Services, Inc. - Pasadena
Investment Insights
Based on property information with market context.
Built in 1998, this freestanding flex property contains a 3,458-square-foot industrial building on an approximately 13,927-square-foot gated lot. The layout includes warehouse space with 18-foot clear heights, multiple offices, a break room, and two restrooms. Two ground-level roll-up doors, each approximately 12 feet wide by 14 feet high, support truck and delivery access. Reserved and shared parking are provided.
The property is located at 15628 Cypress in Irwindale, California, near the 210, 605, and 10 Freeways. M2 zoning and the combination of warehouse, office, and service areas create a practical configuration for a range of industrial operations.
The property is located at 15628 Cypress in Irwindale, California, near the 210, 605, and 10 Freeways. M2 zoning and the combination of warehouse, office, and service areas create a practical configuration for a range of industrial operations.
Key Highlights
- 3,458‑square‑foot industrial building on an approximately 13,927‑square‑foot gated lot
- 18‑foot clear height in the warehouse area
- Two ground‑level roll‑up doors approximately 12 feet wide by 14 feet high
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
$44,995
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
4.00%
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%
$899,900
$899.9K
Cap Rate 7%
$642,786
$642.8K
Cap Rate 9%
$499,944
$499.9K
Market Conditions
NOI Build-Up for 3,458 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
$55.6K $16.08/SF
− Vacancy
−$2.7K −$0.77/SF
EGI
$52.9K $15.31/SF
− OpEx
−$7.9K −$2.30/SF
NOI
$45.0K $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%
$899,900
Cap Rate 7%
$642,786
Cap Rate 9%
$499,944
Alternative Uses
Best Use
Warehouse
$642.8K
$562.4K – $749.9K
NOI $44,995 @ 7.0% cap · market cap 4.00%
Second Best
Industrial
$577.3K
$505.1K – $673.5K
NOI $40,410 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,598 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
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?
Flex space - Gated commercial property combines warehouse space with multiple offices and truck-accessible loading.
Where is this flex space located?
The property is located at 15628 Cypress Irwindale, CA.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: 3,458‑square‑foot industrial building on an approximately 13,927‑square‑foot gated lot; 18‑foot clear height in the warehouse area; Two ground‑level roll‑up doors approximately 12 feet wide by 14 feet high
