Renovated Manufacturing
New
For Sale
Contact for pricing
4569 Firestone Blvd, South Gate, CA 90280
Renovated office and warehouse areas with gated business-park access and heavy power capacity.
Property Size17,276 SF
Price / SF$398.82
Days on Market4
Property Features for 4569 Firestone Blvd
General Information
Standard status
Active
Size
17,276 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Heavy Power
Yes
Listing Agency:
North American Commercial Properties
(213) 493-4350
Listed By:
Bryan Lee
(213) 435-6009
Source:
Moodyscre
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 18 at 3:30PM
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 North American Commercial Properties
Investment Insights
Based on property information with market context.
This 17,276-square-foot manufacturing property combines renovated office and warehouse areas within a secured business park. The facility includes heavy power service and wastewater drain capacity, supporting industrial operations that require substantial utility infrastructure.
The property is positioned near the ports and offers access to the 710 and 105 freeways. Gated entry provides controlled access to the business park, while the combination of office, warehouse, power, and drainage improvements creates a functional setting for manufacturing use.
The property is positioned near the ports and offers access to the 710 and 105 freeways. Gated entry provides controlled access to the business park, while the combination of office, warehouse, power, and drainage improvements creates a functional setting for manufacturing use.
Key Highlights
- 17,276‑square‑foot manufacturing property
- Renovated office and warehouse areas
- Heavy power service and wastewater drain capacity
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
$224,794
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
3.26%
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%
$4,495,880
$4.5M
Cap Rate 7%
$3,211,343
$3.2M
Cap Rate 9%
$2,497,711
$2.5M
Market Conditions
NOI Build-Up for 17,276 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
$277.8K $16.08/SF
− Vacancy
−$13.3K −$0.77/SF
EGI
$264.5K $15.31/SF
− OpEx
−$39.7K −$2.30/SF
NOI
$224.8K $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%
$4,495,880
Cap Rate 7%
$3,211,343
Cap Rate 9%
$2,497,711
Alternative Uses
Best Use
Warehouse
$3.21M
$2.81M – $3.75M
NOI $224,794 @ 7.0% cap · market cap 3.26%
Second Best
Industrial
$2.88M
$2.52M – $3.36M
NOI $201,889 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$9.25M
$8.09M – $10.79M
NOI $647,465 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Renovated office and warehouse areas with gated business-park access and heavy power capacity.
Where is this manufacturing property located?
The property is located at 4569 Firestone Blvd South Gate, CA.
What is the asking price?
The asking price for this property is $6,890,000.
What are key features of this property?
This property features: 17,276‑square‑foot manufacturing property; Renovated office and warehouse areas; Heavy power service and wastewater drain capacity
