Freestanding Industrial Building with Dock
For Sale
Contact for pricing
8685-8689 Bowers Ave, South Gate, CA 90280
Freestanding building with office space, 20 dock high and 5 ground level doors, and a fenced yard.
Property Size203,336 SF
Price / SF$206.55
Days on Market247
Property Features for 8685-8689 Bowers Ave
General Information
Standard status
Active
Size
203,336 SF
Property subtype
INDUSTRIAL
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
34 ft
Dock-High Doors
20
Drive-In Doors
5
Listing Agency:
Voit Real Estate Services
(424) 329-7500
Listed By:
Brian McLoughlin · License #01268410
(323) 633-1074
Source:
Moodyscre
Added: Jan 15
Changed: Sep 13
Last Checked: Sep 18 at 8:33AM
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 Voit Real Estate Services
Investment Insights
Based on property information with market context.
This freestanding industrial building includes office space and substantial loading capacity, featuring 20 dock high doors and 5 ground level doors. Warehouse height ranges from 21' to 34' clearance, supporting a wide range of storage and distribution needs. The property also offers a huge fenced yard, and it is divisible into 3 units, which can support flexible leasing or operational setups.
The property is located at 8685–8689 Bowers Ave in South Gate, CA 90280, providing a dedicated site environment for logistics-oriented users who require both office and yard space.
With its combination of office improvements, high-clearance warehouse area, multiple door types, and yard fencing, the building is designed to accommodate day-to-day receiving, staging, and internal movement while keeping operations on a controlled site footprint.
The property is located at 8685–8689 Bowers Ave in South Gate, CA 90280, providing a dedicated site environment for logistics-oriented users who require both office and yard space.
With its combination of office improvements, high-clearance warehouse area, multiple door types, and yard fencing, the building is designed to accommodate day-to-day receiving, staging, and internal movement while keeping operations on a controlled site footprint.
Key Highlights
- Free‑standing building offering 15,000 SF of office space
- Loading capacity includes 20 dock high doors and 5 ground level doors
- Warehouse clearance ranges from 21' to 34'
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
$2,645,795
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
6.30%
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%
$52,915,900
$52.9M
Cap Rate 7%
$37,797,071
$37.8M
Cap Rate 9%
$29,397,722
$29.4M
Market Conditions
NOI Build-Up for 203,336 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
$3.27M $16.08/SF
− Vacancy
−$156.9K −$0.77/SF
EGI
$3.11M $15.31/SF
− OpEx
−$466.9K −$2.30/SF
NOI
$2.65M $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%
$52,915,900
Cap Rate 7%
$37,797,071
Cap Rate 9%
$29,397,722
Alternative Uses
Best Use
Warehouse
$37.80M
$33.07M – $44.10M
NOI $2,645,795 @ 7.0% cap · market cap 6.30%
Second Best
Industrial
$33.95M
$29.70M – $39.60M
NOI $2,376,201 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$108.87M
$95.26M – $127.01M
NOI $7,620,571 @ 7.0% cap · market cap 18.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
34 ft
Clear height
20
Dock-high doors
5
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Freestanding building with office space, 20 dock high and 5 ground level doors, and a fenced yard.
Where is this flex space located?
The property is located at 8685-8689 Bowers Ave South Gate, CA.
What is the asking price?
The asking price for this property is $42,000,000.
What are key features of this property?
This property features: Free‑standing building offering 15,000 SF of office space; Loading capacity includes 20 dock high doors and 5 ground level doors; Warehouse clearance ranges from 21' to 34'
