Imperial Valley Industrial GEM - QOZ
Imperial Valley Industrial GEM - QOZ Benefits - Lease to Own
Marketing description
Own a 106,050 SF Class A Manufacturing Facility in a Rural Qualified Opportunity Zone – for as low as $166/SF!
Seize this rare lease to own purchase opportunity at the brand-new 2023 tilt-up facility in Brawley, California. - Imperial County.
This state-of-the-art 106,050 SF building on 9.94 acres delivers 30'-34' clear heights, ESFR sprinklers, expandable 800-1600 Amp 420V power (IID’s ultra-low power rates), 32 dock-high doors, 6 various sized grade-level doors, a 230' truck court, and 118 trailer stalls, a large laydown storage yard, and ample parking—all in M1 zoning with Opportunity Zone and Foreign Trade Zone status. In additional federal, state and local tax incentives for employment, investment etc.
Enjoy immediate occupancy under a ~3-year modified gross lease at $1.25/SF/month ($1.10 base + $0.15 OPEX).
If the purchase option is exercised, 25% of the base rent will be credited towards the $25M purchase price, giving you $1,049,895 in immediate value and bringing the effective price down to about $226/SF (which could be as low as $166/SF with full QOZ incentives).
As a lessee - future owner-user, install equipment and other improvements during the lease to satisfy the rural QOZ 50% substantial improvement test. Defer capital gains, secure up to a 30% basis step-up, and enjoy permanent exclusion of future appreciation after a 10-year hold—plus unmatched Imperial Valley advantages in logistics, workforce, and low-cost energy and utilities.
Position your manufacturing future here today.
Investment highlights
- Own a Brand-New 106,050 SF Class A Facility — 2023 tilt-up construction on 9.94 acres in Brawley, CA, ready for immediate occupancy and custom fit-out.
- Exceptional Warehouse Specs — 30'-34' clear height, 51'×50' column spacing with 60' speed bay, 7" 4000 PSI slab, and Title 24 TPO cool roof for maximum efficiency.
- State-of-the-Art Infrastructure — ESFR fire sprinklers, expandable 800 Amp 420V power (up to 1,600 amps), and IID’s ultra-low electricity and utilities— the lowest rates in Southern California.
- Superior Loading & Logistics — up to 32 dock-high positions (expandable), 6 grade-level doors, 230' truck court, 118 trailer stalls, 165 parking spaces, and EV charging.
- Prime M1 Zoning + Major Incentives — Rural Qualified Opportunity Zone & Foreign Trade Zone benefits built in.
- Built-In Equity from Day One — ~3-year Modified Gross lease at $1.25/SF/month ($1.10 base + $0.15 OPEX) with 25% of base rent credited toward purchase option— creating $1,049,895 in instant equity.
- Headline Price $25,000,000 — Net effective purchase price ~$226/SF after rent credit, with full QOZ incentives targeting as low as $166/SF.
- Powerful QOZ Tax Advantages — Defer capital gains, secure up to 30% basis step-up, and enjoy permanent exclusion of future appreciation after a 10-year hold.
- Owner-User Flexibility — Install equipment and complete substantial improvements during the lease term to easily satisfy the rural QOZ 50% test.
- Unmatched Imperial Valley Location — Direct access to US Hwys 10, 111, 78, 86, rail intermodal 10 minutes away, abundant workforce, and proximity to the US-Mexico border for global distribution.
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