Published: February 26, 2025 | Author: Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Category: Industrial Investment
2350 Central Avenue in Irwindale, CA is a rare multi-stream industrial investment offering a 5.7% current cap rate on a $7,000,000 asking price. Situated on over two acres at the intersection of the 605 and 210 Freeways, the property combines a fully leased industrial building with RV storage income and billboard revenue — a combination that is genuinely difficult to find in the San Gabriel Valley submarket.
Co-listed by Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Ed Matevosian & Jenny Eng, CBRE
The 5.7% cap rate here is supported by three distinct income streams rather than a single tenant lease — which creates a more resilient income profile than a comparable single-tenant NNN asset at a similar yield.
Building income comes from a fully leased industrial tenant. RV storage income is generated from the expansive ±102,502 SF lot, which accommodates an established outdoor storage operation. Billboard income adds a third layer of passive revenue from a prominently positioned freeway-visible sign on the site.
For 1031 exchange buyers, this income diversification is particularly valuable. The property qualifies as a strong upleg candidate — stabilized, income-producing, and well-located in a submarket with limited new supply and consistent industrial demand.
The property sits directly adjacent to both the 605 (San Gabriel River Freeway) and the 210 (Foothill Freeway), providing immediate access to the broader Inland Empire West and San Gabriel Valley logistics corridor. The 605/210 interchange is one of the most strategically positioned freeway junctions in the eastern Los Angeles Basin, connecting distribution operations to the Ports of Los Angeles and Long Beach, the Ontario/Pomona distribution hub, and the San Fernando Valley.
Additional location advantages include proximity to major rail lines and the Metro A Line (Gold Line), as well as a well-established labor pool across the San Gabriel Valley.
The San Gabriel Valley remains one of the tightest industrial submarkets in Southern California. Land constraints limit new development, which has historically kept vacancy low and supported rental rate growth. Irwindale specifically benefits from M2 zoning flexibility — allowing a wide range of industrial uses including heavy manufacturing, outdoor storage, and logistics operations — which broadens the future buyer and tenant pool for this asset.
For investors evaluating yield in today's market, a sub-6% cap rate on a well-located infill industrial asset with multiple income streams represents a competitive entry point relative to alternatives in the broader LA Basin.
To request the full offering memorandum, financials, or to schedule a tour, contact Ron Mgrublian directly.
Ron Mgrublian
Lee & Associates Los Angeles – Long Beach
562-354-2537
CalDRE# 01902882
All information from sources believed reliable but should be independently verified. Buyer to confirm all details, including cap rate and financials. No representations or warranties.
