Brawley Class A Manufacturing
For Sale
$25,000,000
4639 North 8th Street, Brawley, CA 92227
Class A manufacturing facility in a Qualified Opportunity Zone.
Property Size106,050 SF
Lot Size9.94 Acres
Price / SF$235.74
Days on Market155
Property Features for 4639 North 8th Street
General Information
Standard status
Active
Size
106,050 SF
Lot size
9.94 Acres
Property subtype
Industrial
Building Details
Building Size
106,050 SF
Year Built
2023
Listing Agency:
SVN Vanguard
Listed By:
Cameron Jones, SIOR · License #CalDRE #01770606
(714) 240-7078
Source:
Svn
Added: Apr 9
Changed: Sep 8
Last Checked: Sep 10 at 5:49AM
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.
This Class A manufacturing facility, constructed in 2023, offers 106,050 square feet of space on 9.94 acres in Brawley, California. The tilt-up construction features 30'-34' clear height, 51'x50' column spacing with a 60' speed bay, and a 7" 4000 PSI slab. A Title 24 TPO cool roof enhances energy efficiency. The property includes ESFR fire sprinklers and expandable 800/1600 Amp 420V power. Loading and logistics are facilitated by 32 dock-high positions (expandable), 6 grade-level doors, a 230' truck court, 118 trailer stalls, 165 parking spaces, and EV charging. The property is located in a Foreign Trade Zone and a Rural Qualified Opportunity Zone. It has direct access to US Highways 10, 111, 78, and 86, with rail intermodal access 10 minutes away. The property is zoned M1 and benefits from IID's ultra-low electricity rates. It is suited for manufacturing and industrial use.
Key Highlights
- New 106,050 SF Class A manufacturing facility built in 2023, ready for immediate occupancy.
- Located in a Rural Qualified Opportunity Zone with significant tax advantages and incentives.
- Favorable lease terms with built‑in equity: 25% of base rent credited toward purchase, creating over $1,000,000 in instant equity.
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
$1,179,107
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
4.72%
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%
$23,582,140
$23.6M
Cap Rate 7%
$16,844,386
$16.8M
Cap Rate 9%
$13,101,189
$13.1M
Market Conditions
NOI Build-Up for 106,050 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
$1.51M $14.28/SF
− Vacancy
−$127.2K −$1.20/SF
EGI
$1.39M $13.08/SF
− OpEx
−$208.1K −$1.96/SF
NOI
$1.18M $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%
$23,582,140
Cap Rate 7%
$16,844,386
Cap Rate 9%
$13,101,189
Alternative Uses
Best Use
Warehouse
$16.84M
$14.74M – $19.65M
NOI $1,179,107 @ 7.0% cap · market cap 4.72%
Second Best
Industrial
$13.87M
$12.14M – $16.18M
NOI $971,029 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$27.05M
$23.67M – $31.56M
NOI $1,893,629 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
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
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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?
Manufacturing property - Class A manufacturing facility in a Qualified Opportunity Zone.
Where is this manufacturing property located?
The property is located at 4639 North 8th Street 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: New 106,050 SF Class A manufacturing facility built in 2023, ready for immediate occupancy.; Located in a Rural Qualified Opportunity Zone with significant tax advantages and incentives.; Favorable lease terms with built‑in equity: **25% of base rent credited toward purchase, creating over $1,000,000 in instant equity.**
