Industrial Portfolio with 14
For Sale
Contact for pricing
16202-16300 Arrow Hwy, Irwindale, CA 91706
Multi-building industrial portfolio spanning separate parcels with both single-tenant and multi-tenant configurations.
Property Size114,780 SF
Price / SF$207.35
Days on Market121
Property Features for 16202-16300 Arrow Hwy
General Information
Standard status
Active
Size
114,780 SF
Property subtype
INDUSTRIAL
Listing Agency:
Ashwill Associates
(626) 363-7868
Listed By:
Mitch Ashwill
(626) 363-7868
Source:
Moodyscre
Added: May 4
Changed: Aug 30
Last Checked: Aug 30 at 4:40PM
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 Ashwill Associates
Investment Insights
Based on property information with market context.
This industrial portfolio comprises 14 buildings totaling 114,780 square feet across five separate parcels. The property includes a combination of free-standing single-tenant and multi-tenant buildings, offering varied industrial configurations within one offering.
The portfolio is located at 16202-16300 Arrow Hwy in Irwindale, California, with the improvements distributed across the identified parcels.
The portfolio is located at 16202-16300 Arrow Hwy in Irwindale, California, with the improvements distributed across the identified parcels.
Key Highlights
- 14 industrial buildings across five separate parcels
- 114,780 square feet of total property size
- Combination of free‑standing single‑tenant and multi‑tenant buildings
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
$1,341,328
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
5.64%
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%
$26,826,560
$26.8M
Cap Rate 7%
$19,161,829
$19.2M
Cap Rate 9%
$14,903,644
$14.9M
Market Conditions
NOI Build-Up for 114,780 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
$2.04M $17.76/SF
− Vacancy
−$122.3K −$1.07/SF
EGI
$1.92M $16.69/SF
− OpEx
−$574.9K −$5.01/SF
NOI
$1.34M $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
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%
$26,826,560
Cap Rate 7%
$19,161,829
Cap Rate 9%
$14,903,644
Alternative Uses
Best Use
Industrial
$19.16M
$16.77M – $22.36M
NOI $1,341,328 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$61.45M
$53.77M – $71.69M
NOI $4,301,694 @ 7.0% cap · market cap 18.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
822
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?
Industrial property - Multi-building industrial portfolio spanning separate parcels with both single-tenant and multi-tenant configurations.
Where is this industrial property located?
The property is located at 16202-16300 Arrow Hwy Irwindale, CA.
What is the asking price?
The asking price for this property is $23,800,000.
What are key features of this property?
This property features: 14 industrial buildings across five separate parcels; 114,780 square feet of total property size; Combination of free‑standing single‑tenant and multi‑tenant buildings
