Published: June 27, 2026 | Author: Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Category: Industrial Investment, Market Report
The Southern California industrial investment market continues to offer compelling opportunities for buyers seeking income-producing warehouse and light industrial assets. From the San Gabriel Valley to Orange County and the South Bay, leased industrial buildings with strong cap rates remain a preferred vehicle for 1031 exchange buyers, private investors, and owner-users looking to build long-term equity.
This report highlights currently available industrial investment properties across Los Angeles County, Orange County, and surrounding submarkets — with a spotlight on a standout freeway-visible asset in Irwindale with billboard and RV income.
Price: $7,000,000 | Price/SF: $291.67 | Building SF: 24,000 SF | Land SF: ±102,502 SF
Cap Rate: 5.7% | Zoning: M2 | Clear Height: 14'–15' | Power: 800 Amps
Co-listed by Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Ed Matevosian & Jenny Eng, CBRE
📞 562-354-2537 | ✉️ rmgrublian@leelalb.com
This is one of the most strategically positioned industrial investment properties currently available in the San Gabriel Valley submarket. Situated directly adjacent to both the 605 and 210 Freeways, 2350 Central Ave in Irwindale delivers rare freeway visibility combined with three distinct income streams: building income, RV storage income, and billboard income.
Key Investment Highlights:
For investors seeking income diversity beyond a standard single-tenant NNN lease, this property is unusually well-positioned. The combination of freeway exposure, land mass, and multiple revenue streams creates a defensible investment profile that is difficult to replicate in this corridor.
Contact Ron Mgrublian directly to request financials, an offering memorandum, or to schedule a tour.
Below is a curated summary of currently available industrial investment properties across SoCal submarkets, ranging from $1.999M to $14.24M.
24-98 N San Gabriel Blvd, Pasadena, CA 91107
San Gabriel Valley | 29,868 SF | $14,240,000 ($476.76/SF)
A 100% leased investment with 2,600-amp heavy power, 15' clear height, fire sprinklers, and 44 parking stalls. Strong infrastructure for an owner-investor seeking a stabilized, fully occupied asset in Pasadena's established industrial corridor.
1911 Walker Ave & 1900 S Myrtle Ave, Monrovia, CA 91016
San Gabriel Valley | 44,550 SF | $13,000,000 ($291.81/SF) | Cap Rate: 5.8%
A net lease investment featuring a NASDAQ-listed tenant with 4.5 years remaining on lease plus one option. The same tenant has occupied these two adjoining buildings since approximately 1985 — a rare indicator of tenant stability. ISO7-certified lab/manufacturing build-out with 2,000-amp heavy power.
2350 Central Ave, Irwindale, CA 91010 (See Featured Listing above)
210 Corridor | 24,000 SF | $7,000,000 | Cap Rate: 5.7%
351 S Avenue 17 & 338 S Avenue 16, Los Angeles, CA 90031
Los Angeles | 41,158 SF | $11,300,000 ($274.55/SF) | Cap Rate: 5.26%
A 100% leased multi-tenant industrial property with three-street frontage and 1,800-amp estimated power. With UV zoning and future development potential, this is a notable 1031 exchange candidate for investors seeking both current income and long-term upside.
416-420 E 11th St, Los Angeles, CA 90015
Los Angeles | 27,754 SF | $5,850,000 ($210.78/SF) | Cap Rate: 6% (Actual)
A multi-tenant building with short-term leases, fire sprinklers, and an asking 6% cap rate — positioned as either an income property or a repositioning/owner-user play in the LA CBD industrial market.
6800 McKinley Ave, Los Angeles, CA 90052
Los Angeles | 11,703 SF | $1,999,999 ($170.90/SF)
High-yielding leased investment with M3 zoning and current cannabis cultivation use. Upgraded power, lighting, and HVAC. Priced for investors who understand the specialized tenant base.
1910-1920 W 144th St, Gardena, CA 90249
South Bay | 25,056 SF | $6,250,000 ($249.44/SF) | Cap Rate: 6.0%
A two-building, 25,056 SF project with attractive brick construction, 14' clear height, heavy power, and a fenced/paved yard. Available as a sale-leaseback investment or owner-user acquisition. Minutes from the 110, 405, and 105 Freeways.
1835, 1839 & 1845 W 169th St, Gardena, CA 90247
South Bay | 18,820 SF | $4,700,000 ($249.73/SF) | Cap Rate: 5.34%
A rare 5-building, 10-unit small-bay complex with M2 zoning and 2:1,000 parking. Small-bay multi-tenant industrial is among the most resilient property types in the South Bay, with strong occupancy history and diverse tenant demand.
13101-13115 Yukon Ave, Hawthorne, CA 90250
South Bay | 17,500 SF | $5,500,000 ($314.29/SF)
100% occupied with cell tower income, close to SpaceX, Tesla, and LAX. Unit sizes range from 3,000–6,000 SF. Prime location in the aerospace and logistics corridor near the 105 and 405 Freeways.
22515 S Vermont Ave, Torrance, CA 90502
South Bay | 11,344 SF | $3,474,000 ($306.24/SF)
A 7-unit multi-tenant building with ground-level loading doors. Rent roll available upon request. Well-located in Torrance's established light industrial corridor.
2222-2308 W 2nd St, Santa Ana, CA 92703
Orange County | 24,426 SF | $6,750,000 ($276.34/SF) | Cap Rate: 6.65%
A 100% leased investment consisting of 15 shallow-bay industrial units (975–4,401 SF). New 60-mil TPO roof, white-boxed vacant units, and strong in-place NOI of $448,810. At 6.65%, this is among the highest cap rates in this report — attractive for yield-focused investors.
3220-3226 W Pendleton Ave, Santa Ana, CA 92704
Orange County | 12,545 SF | $5,200,000 ($414.51/SF)
A freestanding building on a 24,570 SF lot with 17' clear height, fire sprinklers, 6 ground-level roll-up doors, a fenced concrete yard, and 5 restrooms. Strong functional profile for an owner-user or value-add investor.
7602 Jackson St, Paramount, CA 90723
Long Beach / Harbor Cities | 9,304 SF | $3,500,000 ($376.18/SF)
A USDA-approved food processing facility with 5 walk-in coolers, floor drains, and milk silos. Investment-sale leaseback with the seller willing to sign a 10-year NNN lease at $1.74 PSF upon close of escrow. Specialized asset for food/cold chain investors.
6100-6120 San Fernando Rd, Glendale, CA 91201
Glendale / San Fernando Valley | 35,305 SF | $12,900,000 ($365.39/SF)
A creative office/industrial investment — 100% heated and air-conditioned, with seasoned leases and common patio areas. Up to 9,000 SF may be available for an owner-user within the investment. Well-suited for a value-add or creative-industrial repositioning strategy.
7934-7942 Marbrisa Ave, Huntington Park, CA 90255
Commerce/Vernon | 9,620 SF | $2,499,000 ($259.77/SF) | Cap Rate: 6.3%
6.3% in-place cap rate with long-term stable tenants and mixed-use redevelopment potential within a TOD (Transit-Oriented Development) zone. Can be delivered fully vacant. Five oversized ground-level loading doors, clear heights from 11'–21'.
Southern California's industrial market — particularly the LA Basin, Mid-Counties, and Inland Empire corridors — remains one of the most fundamentally sound commercial real estate sectors in the country. Key demand drivers include:
For 1031 exchange buyers, industrial multi-tenant properties offer one of the most reliable combinations of income stability, tenant diversification, and long-term appreciation.
Ron Mgrublian is a commercial real estate broker at Lee & Associates Los Angeles – Long Beach, specializing in the acquisition, disposition, and leasing of industrial and warehouse properties throughout Southern California. His coverage area spans from Los Angeles to the Inland Empire, including:
LA South | LA Central | Mid-Counties | San Gabriel Valley | Orange County | Inland Empire West | Inland Empire South | Inland Empire East
Whether you are selling an industrial investment property, completing a 1031 exchange, or evaluating acquisition opportunities in the SoCal market, Ron provides the market intelligence and execution to get deals done.
📞 Direct: 562-354-2537
✉️ Email: rmgrublian@leelalb.com
🌐 Website: lee-associates.net
Lee & Associates Los Angeles – Long Beach | 5000 E Spring St, Long Beach, CA 90815 | 562-354-2500
This report is based on information supplied from sources deemed reliable. It is provided without representation, warranty, or guarantee as to its accuracy. Prospective buyers should conduct independent investigation and verification of all matters deemed material, including income and expense statements. Consult your attorney, accountant, or other professional advisor.
