Listing Agency: KW Commercial | Central California Show Phone

Listed By: Jared Ennis Show Phone

Source: Moodyscre

Added: Aug 6, 2025 Changed: Sep 10 Last Checked: Sep 13 at 5:07AM

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Investment Insights

Based on property information with market context.

Freestanding industrial warehouse totaling approximately 10,000 SF, supported by expansion land totaling approximately 15 acres. The facility includes large roll-up doors and two office spaces, and is secured with a 7' chain-link fence and razor ribbon. Site improvements include a newly drilled well producing over 500 gallons per minute, along with a 5,000-gallon pressure tank and essential utilities.

The property includes riparian rights on Deer Creek and is positioned with excellent access to major freeway CA-99. It is 100% located within the Economic Opportunity Zone.

With the combination of warehouse space, secured yard, and expansion land, the site is structured to support distribution and/or manufacturing uses, with potential for expansion or additional development based on the existing configuration and the stated industrial zoning flexibility.

Key Highlights

• 10,000 SF freestanding industrial building with 15 acres of expansion land
• Newly drilled well produces over 500 GPM with a 5,000‑gallon pressure tank
• Warehouse includes large roll‑up doors plus (2) office 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

$70,694

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

3.93%

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%

$1,413,880 $1.4M

Cap Rate 7%

$1,009,914 $1.0M

Cap Rate 9%

$785,489 $785.5K

Market Conditions

NOI Build-Up for 10,000 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

$90.0K $9.00/SF

− Vacancy

−$6.8K −$0.68/SF

EGI

$83.2K $8.32/SF

− OpEx

−$12.5K −$1.25/SF

NOI

$70.7K $7.07/SF

Area

Tulare County, CA

Vacancy

7.59%

Lease Rate

$9.00 /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%

$1,413,880

Cap Rate 7%

$1,009,914

Cap Rate 9%

$785,489

Alternative Uses

Best Use

Warehouse

$1.01M

$883.7K – $1.18M (±1% cap)

NOI $70,694 @ 7.0% cap · market cap 3.93%

Second Best

Industrial

$831.7K

$727.7K – $970.3K (±1% cap)

NOI $58,218 @ 7.0% cap · market cap 3.23%

Theoretical Best

Specialty Retail

$3.04M

$2.66M – $3.54M (±1% cap)

NOI $212,625 @ 7.0% cap · market cap 11.81%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Manufacturing properties

Suggested Use

Top Pick Auto Repair Shop Pet Store & Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Fenced yard

Yes

Highway access

Yes

Water rights

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 93219, CA

9,324

Population

2,481

Households

3.8

Avg Household Size

29

Median Age

4%

College-Educated

47%

High-School Grad

102.9 sq mi

ZIP Area

91

Density / Sq Mi

$52,883

Median Household Income

$22,322

Median Earnings

$945

Median Rent

$266,000

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - Freestanding warehouse with large roll-up doors, two office spaces, and secured expansion land with water service.

Where is this warehouse located?

The property is located at 6785 Rd 136 Earlimart, CA.

What is the asking price?

The asking price for this property is $1,800,000.

What are key features of this property?

This property features: 10,000 SF freestanding industrial building with 15 acres of expansion land; Newly drilled well produces over 500 GPM with a 5,000‑gallon pressure tank; Warehouse includes large roll‑up doors plus (2) office spaces