Irwindale sits at the core of the Upper San Gabriel Valley industrial submarket — the fastest-growing industrial submarket in Los Angeles County over the past several years, and still the area where the largest buildings, the largest tenants, and most of the recent construction activity are concentrated. This report walks through where vacancy, rents, construction, and sales stand for Irwindale industrial and warehouse properties as of mid-2026.
Vacancy across the Upper San Gabriel Valley industrial submarket has risen from near 3% at the end of 2023 to 6.9% as of the third quarter of 2026. Availability has expanded to 7.6%, including 1.1% sublet space — a signal that some tenants are shedding space ahead of lease expiration rather than waiting it out. Distribution and warehouse buildings are running at 8.6% availability, while specialized, manufacturing-oriented product is holding up better at 5.1%.
In Irwindale specifically, several large move-outs have shaped this year's numbers. Dealer Tire vacated a 156,000 SF building at 4981 4th St in the Irwindale Business Center, and Global Currier Express vacated a 159,000 SF facility earlier in 2026. On the other side of the ledger, the Irwindale Business Center's 589,171 SF building at 5091 4th St leased 91,178 SF over the past 12 months, and Irwindale Canyon Business Park at 4832-4850 Azusa Canyon Rd leased 27,689 SF — both showing that well-located, well-priced space is still finding tenants.
Asking rents in the broader submarket average $1.48/SF monthly, with a range of roughly $1.25 to $2.50/SF monthly depending on product type. Rent growth has gone negative on a year-over-year basis for the first time in several years, but the pace of decline has moderated, and market rents are expected to bottom out in 2026 before returning to modest growth in 2027.
Irwindale's rents continue to outperform neighboring submarkets like the Lower San Gabriel Valley, largely due to proximity to higher-income households in Pasadena, Sierra Madre, Arcadia, Monrovia, and Bradbury, along with a relatively large share of flex and specialized inventory that supports pricing on a per-square-foot basis.
Irwindale and Azusa remain the most active pockets of new industrial development in the submarket. Rexford Industrial Realty completed a 130,000 SF building at 4416 Azusa Canyon Rd in late 2025 — built on a 5.8-acre former Pepsi Bottling Plant site Rexford acquired for $12 million back in 2018 — and it's asking $1.25/SF triple net. The City of Irwindale itself has a 100,000 SF building proposed at 14005 Live Oak Ave, expected to break ground in October 2026 and complete in early 2028.
The Park at Live Oak, a three-building development totaling more than 800,000 SF near the Irwindale Speedway and I-605, delivered in 2024 fully pre-leased to Glenair, a manufacturer of connectors and cables for mission-critical land, sea, air, and space applications. Outside of that, the under-construction pipeline across the submarket has largely emptied out and remains limited heading into 2027.
Food and beverage manufacturing remains a defining piece of Irwindale's industrial base. Huy Fong Foods operates a 656,000 SF building in Irwindale, and Pabst Brewing Company is another major occupier in the area. Large-block leasing opportunities have been scarce industry-wide — only a handful of leases over 100,000 SF have signed across the whole submarket in 2024 and 2025 combined, a sharp drop from seven such leases in 2023.
Investor activity across the submarket hit a four-year high of more than 80 sales in 2025, with volume approaching $350 million, though that pace isn't expected to hold through 2026 given higher borrowing costs and more selective underwriting. Institutional buyers and REITs, historically about a quarter of acquisition volume here, have grown to more than 40% over the past three years — Rexford has been the most active buyer, followed by IDS Real Estate, both targeting infill assets with long-term rent growth potential.
Cap rates have widened by more than 150 basis points from their 2022 lows, with institutional deals in the submarket generally trading in the mid-5% range. Sale comparables over the trailing 12 months averaged $283/SF at a 7.9% cap rate, with the median deal at 9,515 SF and a median building age dating to 1976 — underscoring how much of the available product here is older, smaller bay space rather than large modern boxes.
Market data sourced from CoStar Group, licensed to Lee & Associates.
We specialize in industrial real estate from the greater Los Angeles to the Inland Empire markets, including: Long Beach, Carson, Torrance, Gardena, Compton, Rancho Dominguez, Wilmington, Paramount, Santa Fe Springs, Huntington Beach, Garden Grove, Irwindale, Signal Hill, Pomona, City of Industry, and Ontario, serving surrounding submarkets including LA South Bay, LA Central, Mid-Counties, San Gabriel Valley, Orange County and the Inland Empire.
If you own an industrial or warehouse building in Irwindale or the surrounding Upper San Gabriel Valley, market conditions like these can shift what your property is worth — for better or worse. Request a complimentary Broker Opinion of Value to get a current, data-backed estimate for your property.
What is the industrial vacancy rate in Irwindale right now?
Irwindale sits within the Upper San Gabriel Valley industrial submarket, where vacancy stood at 6.9% as of the third quarter of 2026, up from near 3% at the end of 2023.
What do industrial buildings lease for in Irwindale?
Submarket-wide asking rents average $1.48/SF monthly, with a range of roughly $1.25 to $2.50/SF monthly depending on building type and specs.
Who are the major industrial tenants in Irwindale?
Huy Fong Foods operates a 656,000 SF building in Irwindale, and Pabst Brewing Company and Glenair (at the Park at Live Oak) are also significant occupiers in the area.
Is new industrial space still being built in Irwindale?
Yes, though the pipeline has thinned. Rexford Industrial Realty delivered a 130,000 SF building at 4416 Azusa Canyon Rd in 2025, and the City of Irwindale has a 100,000 SF building proposed at 14005 Live Oak Ave for 2026-2028.
What are industrial cap rates in the Irwindale area?
Institutional sales in the submarket are generally trading in the mid-5% range, while the broader pool of sale comparables over the past 12 months averaged a 7.9% cap rate, reflecting a mix of larger institutional deals and smaller, older-vintage buildings.
Ron Mgrublian, Principal
Lee & Associates Los Angeles - Long Beach
Phone: 562-354-2537
Email: rmgrublian@leelalb.com
Office: 5000 E Spring St, Suite 600, Long Beach, CA 90815
CalDRE# 01902882
