Blog #Warehouse

10680 SILICON AVE MONTCLAIR, CA, 13-S

Industrial Condo

Size ±3,699 SF

PROPERTY FEATURES

• Brand New Construction

• High Clear 28’

• Highly Desirable Business Park Setting

• Great Inland Empire West Location

• Close to 10, 71 & 60 Freeways

10680 SILICON AVE MONTCLAIR, CA, 20-A

Industrial Condo

Size ±3,699 SF

PROPERTY FEATURES

• Brand New Construction

• High Clear 28’

• Highly Desirable Business Park Setting

• Great Inland Empire West Location

• Close to 10, 71 & 60 Freeways

South Bay Submarket Q1 2025 Overview Summary

• Vacancy/Availability: The vacancy rate rose to 5.6%, up 70 basis points year-over-year, with Carson (7.9%), Compton (9.7%), and Rancho Dominguez (10.8%) seeing the largest increases. High-end properties now take 12.2 months to lease, shifting leverage to tenants. Landlords are offering more concessions, with 10.28 million square feet of vacant/available space. The market needs to absorb 5.1 million square feet to return to a 3% vacancy rate.
• Rental Rates: Average asking rents fell to $1.61 NNN, down 1.4% quarter-over-quarter and 8.0% year-over-year. After a 118% rent surge from Q2 2020 to Q2 2023, increased vacancy (10 MSF added) is driving further declines until leasing rebounds.
• Construction: Construction totals 1.4 MSF, with 360,466 SF delivered in Q1. Seven buildings are under construction, but new starts are limited, and no projects are preleased. Developers are pausing, waiting for tenants or better market conditions, which may increase vacancy if leasing doesn’t improve.
• Leasing Activity/Absorption: Net absorption was positive at 561,683 SF, but cumulative absorption since Q1 2023 is negative at -4.7 million SF. Leasing volume hit 1.3 million SF across 103 transactions, below the historical 2.5 million SF quarterly average. Buildings now take six months to lease.
• Sales Activity/Investment Trends: Investor caution persists due to high interest rates and economic uncertainty, widening the bid-ask spread. Despite lower deal volume, the South Bay attracts capital due to high rents and limited land. The region is poised for an investment rebound as borrowing costs ease.

The South Bay market faces challenges with rising vacancy and declining rents but retains strong fundamentals for future growth.

Additional Reports for Midcounties, Central and Inland Empire Included.

BUILDING SIZE: ±6,670 SF

LOT SIZE: ± 0.3 Acres

RATE: $1.50 Net

TERM: 3-5 years

APN# 7271-009-005

ZONING: IG

• Secured Fenced and Paved Yard

• Adjacent To Port of Long Beach

• Two (2) Street Accesses

• Four (4) Loading Doors

• High Quality Building Divisible to Two (2) Units

• Immediate 710 Freeway Access

• The Inland Empire West submarket experienced a stall in net activity during Q3.
• Subleases and renewals dominated top lease transactions.
• Vacancy rates increased slightly, while availability trended downward.
• Pricing remained steady, but tenant concessions (e.g., free rent, tenant improvements) have risen and are now widely expected.
• Industrial construction slowed significantly, with the development pipeline at 43% of its year-over-year level.
• Institutional interest in the market continues to grow despite reduced activity.

AVAILABLE: ± 36,000 SF Lot Land

BUILDING SIZE: ±18,000SF

ASKING PRICE: $298 PSF ($5,364,000.00)

APN#: 6129-006-020 & 6129-006-021

ZONING: LA Unincorporated M2

• Free Standing Industrial Building

• Fenced/Paved Yard area

• Dock High Possible

• No City Business Tax

• 3 Ground Level Doors/4 Bathrooms

• Solar Lighting

• Bonus Unfinished Mezzanine

• Glass Kiln/Oven

• Close to 110, 405, 91 and 105 Freeways

• In Q3 2024, San Gabriel Valley's industrial market remained robust with a 6.3% vacancy rate.
• Rental rates softened slightly, now at $17.76 per square foot (PSF), NNN annually, indicating a balanced supply-demand dynamic.
• The construction pipeline remains active, with 545,702 square feet of new industrial space under development.
• The City of Industry, a dominant player in the area, accounts for 72% of SGV’s industrial space, focusing on modern Class A warehouse and distribution centers.
• As market conditions shift, tenants and developers must stay agile, seizing opportunities and addressing challenges in this thriving industrial landscape. Adaptability will be essential for maintaining a competitive edge.

In Q3 2024, the South Bay submarket saw a continued increase in vacant space, with the vacancy rate rising to 4.4%, up 20 basis points from Q2 and 50 basis points year-over-year. Tenants are becoming more selective, taking advantage of longer decision-making periods. Despite a 7.8% year-over-year decline in average asking rents, rents remained somewhat resilient due to concessions from landlords.

Leasing activity included 1.37 million square feet of new deals, though it was below the 10-year average. Net absorption was positive for the first time in a year, at +669,007 square feet. Construction continues with 1.5 million square feet in progress, which could impact vacancy rates if demand doesn't catch up.

Sales activity increased from Q2 but remained significantly lower than in 2023. Sales volume reached $71.9 million, and average prices per square foot dropped 22.5% year-over-year to $258.92.

AVAILABLE: ±27,750 SF Bldg on ±77,145 SF Lot

APN#: 7102-020-001

TERM: 3-5 Years

ZONING: M2

• Large Fenced and Paved Gated Yard

• Low Nets

• Two (2) Dock High Loading Doors

• 14’-17’ Clear Height

• Free Standing Building

• High Visibility

• Close to 91 & 710 Freeways

GDP Growth: Q2 2024

• U.S. GDP grew at a 2.8% annual rate in Q2, up from 1.4% in Q1.
• Growth driven by increased consumer spending, business investment, and inventory growth.
• Consumer spending rose by about 2%, especially in health care, housing, recreation, and durable goods.
• Business investment increased, particularly in equipment and intellectual property.
• Inventory growth was notable in wholesale and retail trade, offset by declines in mining, utilities, and construction.
• Gross domestic purchases prices increased by 2.3%, down from 3.1% in Q1.
• Excluding food and energy, prices increased by 2.5%, down from 3.3% in Q1.
• Personal consumption expenditures price index increased by 2.6%, compared to 3.4% in Q1.
• Current-dollar personal income increased by $237.6 billion, down from $396.8 billion in Q1.
• Real disposable personal income growth slowed, and the personal saving rate decreased to 3.5%.

Employment: Q2 2024

• 206,000 jobs added in June, with a slight rise in the unemployment rate to 4.1%.
• Labor force participation rate increased to 62.6%, driven by prime-age workers.
• Wage growth slowed, with average hourly earnings rising 0.3% from May and 3.9% year-over-year.
• Job growth mainly in government and healthcare sectors.
• Private sector payrolls slowed, with gains in construction offset by declines in manufacturing.
• Job openings rose to 8.14 million in May, but a cooling trend is expected.

Monetary Policy: Q2 2024

• Federal Reserve left the overnight federal funds rate unchanged.
• Potential for at least one interest rate cut in 2024 remains.
• Disinflation resumed, with CPI inflation falling to 3.3% in May.
• FOMC held rates steady, awaiting further evidence of returning inflation to the 2% target.
• Financial markets expect a 0.25% rate reduction in September.
• Labor market showed better balance between supply and demand, with nominal wage increases trending down.

Global Economy: Q2 2024

• IMF forecasted global growth at 3.2% for 2024 and 3.3% for 2025.
• U.S. growth revised to 2.6% for 2024, slowing to 1.9% in 2025.
• Euro area expected to see modest growth driven by services and net exports.
• Japan's growth outlook revised downward due to supply disruptions and weak investment.
• Stronger activity in emerging markets, especially China (5% growth forecast for 2024) and India (7%).
• Latin America faced downward revisions for Brazil and Mexico due to natural disasters and moderating demand.
• Middle East and Central Asia impacted by oil production cuts and regional conflicts, with notable downward revisions for Saudi Arabia and Sudan.

·  Tenant demand in Orange County slowed in the first half of the year. 

·  Vacancy rate increased from 1.9% at the end of 2022 to 4.4%. 

·  Leasing activity decreased. 

·  Rent growth has flattened after over a decade of steady double-digit annual growth. 

·  Negative net absorption of 799,275 SF in Q2 and negative 2.1 million SF in Q1. 

·  Total decline in the past six quarters exceeds 5 million SF. 

·  Long-term average vacancy rate since 2020 is 4.5%. 

·  Tenants face less competition for space. 

·  Landlords are offering more lease concessions. 

·  Largest sale in Q2: 278,572-SF Fullerton building sold for $338 per SF by American Realty Advisors to Rexford Industrial Realty.

Here are a few of the important points from the quarterly update on the greater Los Angeles industrial real estate market: 

1. Market Conditions:
   • Vacancies and availability increased across all submarkets.
   • Lease rates experienced a decrease.
   • Sales and leasing activity hit historic lows.
   • Construction starts diminished.
2. Employment and Wage Trends:
   • Unemployment rate fell to 3.8%, with a slight increase in labor force participation rate.
   • Average hourly earnings rose by 4.1% year-over-year, surpassing inflation.
3. Inflation Concerns:
   • Inflation measures remain elevated, with growing worries that the disinflation process has stalled.
   • CPI report indicates inflation surpassed forecasts, with both month-over-month and year-over-year increases.
4. Economic Growth:
   • Economy grew by 2.5% on an annual basis at the end of 2023.
   • Forecasted GDP growth for Q1 2024 is around 2.4%.
5. Investor Sentiment and Market Behavior:
   • Cautious investor sentiment due to uncertainty over potential federal interest rate cuts and geopolitical challenges.
   • Opportunities for owner-occupiers to acquire buildings with less competition from institutional investors.
   • Smaller buildings sought after via SBA loans and conventional financing, but with stringent oversight from lenders.
6. Tenant Trends and Industrial Real Estate:
   • Lease renewals becoming more prevalent among tenants.
   • Tenants increasingly subletting unused space.
   • Despite market corrections, industrial real estate remains sought after, driven by barriers-to-entry and demand for newer, functional space in infill Southern California markets.

The report ends with a note that the Port of Long Beach and Port of Los Angeles are seeing higher volumes.  With West Coast labor concerns resolved and issues at the Panama Canal (drought), Red Sea (safety), East Coast labor negotiations and now Baltimore (FSK Bridge Collapse) expect this trend to continue.