Divisible Industrial Flex
For Sale
$9,600,000
16119 - 16125 E Gale Ave, City of Industry, CA 91745
Divisible industrial facility with clear-span warehouse space and attached office areas for flexible manufacturing or logistics operations.
Property Size24,000 SF
Price / SF$400
Days on Market51
Property Features for 16119 - 16125 E Gale Ave
General Information
Standard status
Active
Size
24,000 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
28 ft
Drive-In Doors
4
Heavy Power
Yes
Building Details
Year Built
1983
Listing Agency:
NAI Capital Commercial
(909) 243-7664
Listed By:
Steve Freshour · License #CalDRE #01271192
Source:
Naiglobal
Added: Jun 17
Changed: Jul 10
Last Checked: Aug 6 at 4:21AM
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 NAI Capital Commercial
Investment Insights
Based on property information with market context.
This for-sale industrial flex building consists of two units totaling 24,000 SF, configured to support a mix of warehouse and office use. The 10,000 SF unit includes 1,500 SF of office space. The 14,000 SF unit includes 6,000 SF of two-story office. Warehouse improvements include strip fluorescent lighting, a clear span layout with no posts, and 28' ceiling height. Loading is supported by four ground-level loading doors. The property also includes two large lab/assembly areas, six restrooms, and two separate electrical services rated at 400 amps (277/480 each).
The building has Gale Avenue frontage and is described as offering easy access to the Pomona (60) and 605 freeways, supporting convenient regional connectivity.
The configuration is well-suited for tenants seeking space that can accommodate warehousing alongside office and lab/assembly functions, with the added flexibility of divisibility between two separate units.
The building has Gale Avenue frontage and is described as offering easy access to the Pomona (60) and 605 freeways, supporting convenient regional connectivity.
The configuration is well-suited for tenants seeking space that can accommodate warehousing alongside office and lab/assembly functions, with the added flexibility of divisibility between two separate units.
Key Highlights
- Divisible industrial facility with two units totaling 24,000 SF (10,000 SF and 14,000 SF)
- Clear‑span warehouse space with 28' ceiling height and no posts in the warehouse
- 4 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
$524,621
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
5.46%
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%
$10,492,420
$10.5M
Cap Rate 7%
$7,494,586
$7.5M
Cap Rate 9%
$5,829,122
$5.8M
Market Conditions
NOI Build-Up for 24,000 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
$921.6K $38.40/SF
− Vacancy
−$222.1K −$9.25/SF
EGI
$699.5K $29.15/SF
− OpEx
−$174.9K −$7.29/SF
NOI
$524.6K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$10,492,420
Cap Rate 7%
$7,494,586
Cap Rate 9%
$5,829,122
Alternative Uses
Best Use
Office B
$7.49M
$6.56M – $8.74M
NOI $524,621 @ 7.0% cap · market cap 5.46%
Second Best
Warehouse
$4.46M
$3.90M – $5.20M
NOI $312,286 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$12.85M
$11.24M – $14.99M
NOI $899,465 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28 ft
Clear height
4
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91745, CA
54,280
Population
17,143
Households
3.2
Avg Household Size
43
Median Age
36%
College-Educated
87%
High-School Grad
13.0 sq mi
ZIP Area
4,175
Density / Sq Mi
$106,611
Median Household Income
$47,214
Median Earnings
$2,246
Median Rent
$778,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Divisible industrial facility with clear-span warehouse space and attached office areas for flexible manufacturing or logistics operations.
Where is this flex space located?
The property is located at 16119 - 16125 E Gale Ave City of Industry, CA.
What is the asking price?
The asking price for this property is $9,600,000.
What are key features of this property?
This property features: Divisible industrial facility with two units totaling 24,000 SF (10,000 SF and 14,000 SF); Clear‑span warehouse space with 28' ceiling height and no posts in the warehouse; 4 ground‑level loading doors
