Two-Building Light Manufacturing
For Sale
$1,499,000
4810-4814 Firestone Boulevard, South Gate, CA 90280
Two contiguous South Gate buildings with street-facing access and roll-up door bays for light manufacturing and warehouse use.
Property Size7,874 SF
Lot Size0.16 Acres
Price / SF$190.37
Days on Market97
Property Features for 4810-4814 Firestone Boulevard
General Information
Standard status
Active
Size
7,874 SF
Lot size
0.16 Acres
Zoning
SGCM*
Site & Location
Traffic Count
72,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Drive-In Doors
1
Listing Agency:
Exp Commercial of California, Inc.
Listed By:
Louis Chavez · License #01949822
(323) 422-1910
Source:
Expcommercial
Added: Jun 6
Changed: Sep 7
Last Checked: Sep 10 at 5:21AM
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 Exp Commercial of California, Inc.
Investment Insights
Based on property information with market context.
4810–4814 Firestone Boulevard offers a two-building, contiguous commercial/industrial setup designed for manufacturing and light manufacturing users, or for investors evaluating a combined or phased strategy. The title reports identify 4810 Firestone Boulevard (APN 6222-011-013) with approximately 3,520 square feet of building area on a 3,521-square-foot lot, and 4814 Firestone Boulevard (APN 6222-011-014) with approximately 4,354 square feet on a 3,520-square-foot lot. Combined, the parcels total approximately 7,874 square feet of building area on approximately 7,041 square feet of land. The buildings were originally constructed in 1950 and 1946, respectively, and are described as having functional commercial/industrial layouts with roll-up door access and adaptable, open interior areas.
The property is located along Firestone Boulevard in South Gate, California, with street-facing access to one of South Gate’s major commercial corridors. The title reports note SGCM zoning. The listing also references an infill location near I-710, I-105, and Long Beach Boulevard, with surrounding residential density. The Azalea Regional Shopping Center is reported at approximately 376,000 square feet, with over 35 retailers and restaurants, 1,902 parking spaces, and traffic counts of over 72,000 vehicles per day at Firestone Boulevard and Atlantic Avenue.
For operators, the primary advantage is configuration flexibility: the two buildings can be leased separately or combined operationally, subject to availability, ownership approval, and final lease terms. That flexibility can support a variety of light manufacturing and warehouse-style needs requiring street-level, roll-up door functionality and open, adaptable interior space.
The property is located along Firestone Boulevard in South Gate, California, with street-facing access to one of South Gate’s major commercial corridors. The title reports note SGCM zoning. The listing also references an infill location near I-710, I-105, and Long Beach Boulevard, with surrounding residential density. The Azalea Regional Shopping Center is reported at approximately 376,000 square feet, with over 35 retailers and restaurants, 1,902 parking spaces, and traffic counts of over 72,000 vehicles per day at Firestone Boulevard and Atlantic Avenue.
For operators, the primary advantage is configuration flexibility: the two buildings can be leased separately or combined operationally, subject to availability, ownership approval, and final lease terms. That flexibility can support a variety of light manufacturing and warehouse-style needs requiring street-level, roll-up door functionality and open, adaptable interior space.
Key Highlights
- Two contiguous parcels: 4810 and 4814 Firestone Boulevard (APN 6222‑011‑013 and 6222‑011‑014)
- Combined approx. 7,874 SF building area on approx. 7,041 SF land, per title report data
- Manufacturing/Light Manufacturing use reported, with SGCM zoning noted in the title reports
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
$92,016
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
6.14%
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%
$1,840,320
$1.8M
Cap Rate 7%
$1,314,514
$1.3M
Cap Rate 9%
$1,022,400
$1.0M
Market Conditions
NOI Build-Up for 7,874 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
$139.8K $17.76/SF
− Vacancy
−$8.4K −$1.07/SF
EGI
$131.5K $16.69/SF
− OpEx
−$39.4K −$5.01/SF
NOI
$92.0K $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%
$1,840,320
Cap Rate 7%
$1,314,514
Cap Rate 9%
$1,022,400
Alternative Uses
Best Use
Industrial
$1.31M
$1.15M – $1.53M
NOI $92,016 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.22M
$3.69M – $4.92M
NOI $295,100 @ 7.0% cap · market cap 19.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
72,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
856
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
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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?
Manufacturing property - Two contiguous South Gate buildings with street-facing access and roll-up door bays for light manufacturing and warehouse use.
Where is this manufacturing property located?
The property is located at 4810-4814 Firestone Boulevard South Gate, CA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Two contiguous parcels: 4810 and 4814 Firestone Boulevard (APN 6222‑011‑013 and 6222‑011‑014); Combined approx. 7,874 SF building area on approx. 7,041 SF land, per title report data; Manufacturing/Light Manufacturing use reported, with SGCM zoning noted in the title reports
