Class A Warehouse with 32
For Sale
Contact for pricing
4639 N 8th St, Brawley, CA 92227
2023 tilt-up warehouse on 9.94 acres with 30–34' clear height, ESFR sprinklers, and 32 dock-high positions.
Property Size160,050 SF
Lot Size9.94 Acres
Price / SF$156.20
Days on Market165
Property Features for 4639 N 8th St
General Information
Standard status
Active
Size
160,050 SF
Class
A
Total Parking Spaces
165
Lot size
9.94 Acres
Property subtype
INDUSTRIAL
Zoning
M1
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
34 ft
Dock-High Doors
32
Drive-In Doors
6
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Opportunity Zone
Yes
Amenities
EV charging
Building Details
Year Built
2023
Construction
tilt-up
Listing Agency:
SVN Vanguard
(714) 446-0600
Listed By:
Cameron Jones, SIOR · License #01770606
(714) 240-7078
Source:
Moodyscre
Added: Apr 1
Changed: Sep 8
Last Checked: Sep 12 at 10:54AM
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 SVN Vanguard
Investment Insights
Based on property information with market context.
2023 Class A warehouse/distribution facility built with 2023 tilt-up construction on 9.94 acres in Brawley, California. The building is designed for high-capacity warehousing and logistics with 30'–34' clear height, 51' x 50' column spacing, and a 60' speed bay. Loading capacity includes 32 dock-high positions (expandable), 6 grade-level doors, a 230' truck court, and 118 trailer stalls, supported by 165 parking spaces and EV charging. Floor specifications include a 7" 4,000 PSI slab, along with ESFR fire sprinklers and a Title 24 TPO cool roof.
The property offers M1 zoning and includes infrastructure elements such as expandable 800/1,600 Amp, 420V power and ultra-low electricity via IID. On-site power scalability and logistics layout support immediate occupancy and potential customization during the lease term for appropriate improvements.
For buyers considering a purchase, the offering includes a 3-year Modified Gross lease (currently stated as $1.25/SF/month with $1.10 base plus $0.15 OPEX) and a stated rent-credit structure tied to purchase, along with Foreign Trade Zone and Rural Qualified Opportunity Zone benefits. The facility is listed for sale at $25,000,000.
The property offers M1 zoning and includes infrastructure elements such as expandable 800/1,600 Amp, 420V power and ultra-low electricity via IID. On-site power scalability and logistics layout support immediate occupancy and potential customization during the lease term for appropriate improvements.
For buyers considering a purchase, the offering includes a 3-year Modified Gross lease (currently stated as $1.25/SF/month with $1.10 base plus $0.15 OPEX) and a stated rent-credit structure tied to purchase, along with Foreign Trade Zone and Rural Qualified Opportunity Zone benefits. The facility is listed for sale at $25,000,000.
Key Highlights
- 2023 Class A, 106,050 SF tilt‑up warehouse on 9.94 acres in Brawley, CA, ready for immediate occupancy and custom fit‑out
- Warehouse specs include 30'-34' clear height, 51' x 50' column spacing, 60' speed bay, and 7" 4000 PSI slab
- Loading and logistics feature 32 dock‑high positions (expandable), 6 grade‑level doors, 230' truck court, 118 trailer stalls, and 165 parking spaces
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
$1,779,501
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
7.12%
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%
$35,590,020
$35.6M
Cap Rate 7%
$25,421,443
$25.4M
Cap Rate 9%
$19,772,233
$19.8M
Market Conditions
NOI Build-Up for 160,050 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
$2.29M $14.28/SF
− Vacancy
−$192.0K −$1.20/SF
EGI
$2.09M $13.08/SF
− OpEx
−$314.0K −$1.96/SF
NOI
$1.78M $11.12/SF
Area
Imperial County, CA
Vacancy
8.40%
Lease Rate
$14.28 /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%
$35,590,020
Cap Rate 7%
$25,421,443
Cap Rate 9%
$19,772,233
Alternative Uses
Best Use
Warehouse
$25.42M
$22.24M – $29.66M
NOI $1,779,501 @ 7.0% cap · market cap 7.12%
Second Best
Industrial
$20.94M
$18.32M – $24.42M
NOI $1,465,472 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$40.83M
$35.72M – $47.63M
NOI $2,857,853 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
34 ft
Clear height
32
Dock-high doors
6
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92227, CA
27,492
Population
9,062
Households
3
Avg Household Size
33
Median Age
14%
College-Educated
74%
High-School Grad
593.7 sq mi
ZIP Area
46
Density / Sq Mi
$60,593
Median Household Income
$36,295
Median Earnings
$955
Median Rent
$272,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - 2023 tilt-up warehouse on 9.94 acres with 30–34' clear height, ESFR sprinklers, and 32 dock-high positions.
Where is this warehouse located?
The property is located at 4639 N 8th St Brawley, CA.
What is the asking price?
The asking price for this property is $25,000,000.
What are key features of this property?
This property features: 2023 Class A, 106,050 SF tilt‑up warehouse on 9.94 acres in Brawley, CA, ready for immediate occupancy and custom fit‑out; Warehouse specs include 30'-34' clear height, 51' x 50' column spacing, 60' speed bay, and 7" 4000 PSI slab; Loading and logistics feature 32 dock‑high positions (expandable), 6 grade‑level doors, 230' truck court, 118 trailer stalls, and 165 parking spaces
