Warehouse with Exterior
For Sale
$3,650,000
536 N Vincent Ave, Covina, CA 91790
Warehouse includes office/showroom space, exterior metal canopy, 12-foot clear height, and multiple loading access doors.
Property Size13,200 SF
Lot Size0.57 Acres
Price / SF$276.52
Days on Market184
Property Features for 536 N Vincent Ave
General Information
Standard status
Active
Size
13,200 SF
Lot size
0.57 Acres
Property subtype
Commercial/Industrial
Zoning
M1
Warehouse & Industrial
Clear Height
12 ft
Dock-High Doors
2
Drive-In Doors
1
Building Details
Year Built
1960
Listing Agency:
Star Max Realty
(626) 675-1989
Listed By:
Pak Leung · License #01705353
(626) 675-1989
Source:
Exitrealty
Added: Feb 20
Changed: Aug 23
Last Checked: Aug 23 at 5:57AM
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 Star Max Realty
Investment Insights
Based on property information with market context.
This warehouse property offers a main warehouse with office/showroom space and an exterior metal canopy totaling 8,000 square feet. The facility features a clear ceiling height of 12 feet, two loading docks, and one drive-in/grade-level door. A 0.57-acre lot provides on-site parking to support day-to-day operations.
The property is listed for sale and is identified with M1 zoning. It is described as convenient to regional destinations including Metrolink (2.5 miles/5 minutes), City of Industry (4.8 miles/9 minutes), and multiple airport and port locations.
For buyers and tenants evaluating fit and operations, the property includes both covered outdoor space under the metal canopy and clear warehouse height for general storage and distribution activities. The buyer is instructed to verify all aspects of the warehouse.
The property is listed for sale and is identified with M1 zoning. It is described as convenient to regional destinations including Metrolink (2.5 miles/5 minutes), City of Industry (4.8 miles/9 minutes), and multiple airport and port locations.
For buyers and tenants evaluating fit and operations, the property includes both covered outdoor space under the metal canopy and clear warehouse height for general storage and distribution activities. The buyer is instructed to verify all aspects of the warehouse.
Key Highlights
- 13200 SF warehouse with office/showroom space on a 0.57‑acre (32,000 SF) lot
- Exterior metal canopy adds covered space for inventory with weather protection and personnel safety
- 12 ft clear ceiling height plus 2x loading docks and 1x drive‑in/grade‑level door
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
$171,758
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
4.71%
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%
$3,435,160
$3.4M
Cap Rate 7%
$2,453,686
$2.5M
Cap Rate 9%
$1,908,422
$1.9M
Market Conditions
NOI Build-Up for 13,200 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
$212.3K $16.08/SF
− Vacancy
−$10.2K −$0.77/SF
EGI
$202.1K $15.31/SF
− OpEx
−$30.3K −$2.30/SF
NOI
$171.8K $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%
$3,435,160
Cap Rate 7%
$2,453,686
Cap Rate 9%
$1,908,422
Alternative Uses
Best Use
Warehouse
$2.45M
$2.15M – $2.86M
NOI $171,758 @ 7.0% cap · market cap 4.71%
Second Best
Industrial
$2.20M
$1.93M – $2.57M
NOI $154,256 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$7.07M
$6.18M – $8.25M
NOI $494,706 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
2
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91790, CA
46,364
Population
13,318
Households
3.5
Avg Household Size
39
Median Age
23%
College-Educated
83%
High-School Grad
5.8 sq mi
ZIP Area
7,994
Density / Sq Mi
$100,142
Median Household Income
$42,958
Median Earnings
$2,253
Median Rent
$695,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse includes office/showroom space, exterior metal canopy, 12-foot clear height, and multiple loading access doors.
Where is this warehouse located?
The property is located at 536 N Vincent Ave Covina, CA.
What is the asking price?
The asking price for this property is $3,650,000.
What are key features of this property?
This property features: 13200 SF warehouse with office/showroom space on a 0.57‑acre (32,000 SF) lot; Exterior metal canopy adds covered space for inventory with weather protection and personnel safety; 12 ft clear ceiling height plus 2x loading docks and 1x drive‑in/grade‑level door
