Warehouse with Fenced
For Sale
Contact for pricing
5517 Ayon Ave, Irwindale, CA 91706
Industrial warehouse with dock access, office improvements, climate control, and a fenced outdoor area.
Property Size22,780 SF
Price / SF$350
Days on Market127
Property Features for 5517 Ayon Ave
General Information
Standard status
Active
Size
22,780 SF
Class
B
Property subtype
Industrial
Zoning
M2
Investment Type
Owner/User
Warehouse & Industrial
Clear Height
21 ft
Office Build-Out
2,168 SF
Dock-High Doors
5
Sprinkler System
Yes
Building Details
Year Built
1985
Buildings
1
Listing Agency:
Kidder Mathews
(323) 270-8456
Listed By:
Tobias Hipp · License #02189702
Source:
Crexi
Added: Apr 27
Changed: Aug 30
Last Checked: Aug 31 at 9:59AM
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 Kidder Mathews
Investment Insights
Based on property information with market context.
This warehouse property at 5517 Ayon Ave includes approximately 22,780 square feet of building area, with about 2,168 square feet configured as office space. The improvements feature air conditioning, new carpet and paint, a new sprinkler system, five dock-high positions, and 21’ clear height. A fenced yard provides additional outdoor functionality, while the site has approximately 31% coverage.
The property is located in Irwindale, California, at 5517 Ayon Ave. Its combination of warehouse area, dedicated office space, loading positions, clear height, and secured exterior area supports a range of industrial operating requirements without overstating a specific permitted use.
The property is located in Irwindale, California, at 5517 Ayon Ave. Its combination of warehouse area, dedicated office space, loading positions, clear height, and secured exterior area supports a range of industrial operating requirements without overstating a specific permitted use.
Key Highlights
- Approximately 22,780 square feet of warehouse space
- Approximately 2,168 square feet of office space
- Five dock‑high positions and 21’ clear height
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
$296,412
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
3.72%
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%
$5,928,240
$5.9M
Cap Rate 7%
$4,234,457
$4.2M
Cap Rate 9%
$3,293,467
$3.3M
Market Conditions
NOI Build-Up for 22,780 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
$366.3K $16.08/SF
− Vacancy
−$17.6K −$0.77/SF
EGI
$348.7K $15.31/SF
− OpEx
−$52.3K −$2.30/SF
NOI
$296.4K $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%
$5,928,240
Cap Rate 7%
$4,234,457
Cap Rate 9%
$3,293,467
Alternative Uses
Best Use
Warehouse
$4.23M
$3.71M – $4.94M
NOI $296,412 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.20M
$10.67M – $14.23M
NOI $853,743 @ 7.0% cap · market cap 10.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21 ft
Clear height
5
Dock-high doors
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
905
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91706, CA
73,313
Population
18,853
Households
3.9
Avg Household Size
36
Median Age
14%
College-Educated
68%
High-School Grad
13.5 sq mi
ZIP Area
5,431
Density / Sq Mi
$79,473
Median Household Income
$34,964
Median Earnings
$1,816
Median Rent
$589,900
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.
Similar Off Market Nearby
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- Triangle Rv Storage — 1168 W Gladstone St, Azusa, CA 91702
- Cpp Shipping & Receiving — 338 S Irwindale Ave, Azusa, CA 91702
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse with dock access, office improvements, climate control, and a fenced outdoor area.
Where is this warehouse located?
The property is located at 5517 Ayon Ave Irwindale, CA.
What is the asking price?
The asking price for this property is $7,973,000.
What are key features of this property?
This property features: Approximately 22,780 square feet of warehouse space; Approximately 2,168 square feet of office space; Five dock‑high positions and 21’ clear height
