Founded by Howard Schwimmer, founder and former co-CEO of Rexford Industrial Realty (NYSE: REXR) — the preeminent infill industrial platform in Southern California.
Howard Schwimmer established S5 Industrial Realty following his tenure as founder and co-CEO of Rexford Industrial Realty (NYSE: REXR), where he built one of the premier infill industrial platforms in the country. With 43 years of Southern California industrial experience, Howard has acquired over 55 million square feet across core and value-add strategies — encompassing acquisitions, development of modern logistics facilities, and the repositioning of underperforming assets into highly functional, institutional-quality properties that drive income growth and long-term value.
Targeting infill industrial properties throughout Southern California—a market defined by structural supply constraints and deep tenant demand through economic cycles.
Land-constrained, high-barrier submarkets where new supply is structurally limited—protecting occupancy and driving rental growth through cycles.
Hands-on leasing, capital improvements, and tenant relationships—driving NOI growth through operational discipline.
Targeting leased or vacant infill assets, single-tenant or multi-tenant, with building sizes above 25,000 SF and space sizes above 10,000 SF.
Repositioning underperforming assets by improving truck loading, upgrading fire and life safety systems, and modernizing building and office components — including conversion of single-tenant buildings into higher-yielding multi-tenant configurations.
Purchase of property partnership interests where S5 Industrial Realty can manage and operate the asset — deploying value-add improvements to drive income growth and long-term value.
We target well-located infill industrial assets throughout Southern California across three core investment profiles.
S5 Industrial Realty's portfolio of owned industrial assets across infill Southern California.
2000 Camfield Ave, Commerce, CA
Repositioned 80,000 SF manufacturing building into 15 dock-high and grade-level units; constructed a new 21,000 SF 6-unit building.
9674 Telstar Ave, El Monte, CA
Converted single-tenant building to 11 dock-high and grade-level units.
14020 Live Oak Ave, Baldwin Park, CA
Short-term below-market lease; 24' clear building refurbished and re-leased at higher market rent.
940 N Durfee Ave, South El Monte, CA
Two-unit dock-high and grade-level loading building.
1800 Highland Ave, Duarte, CA
Selective property upgrades to unlock increased rental value. 10 dock-high units ranging from 7,000 SF to 20,000 SF.
6140 S Eastern Ave, City of Commerce, CA
Demised an older manufacturing building to deliver rare smaller dock-high spaces. 9 units ranging from 2,760 to 5,740 SF.
15705–15711 Condon Ave, Lawndale, CA
4-building multi-tenant business park with 21 units.
16312 Garfield Ave, Paramount, CA
Former manufacturing building demised to 8 small-bay industrial units.
6250 & 6255 Inez St, Ventura, CA
Two buildings modernized exterior and interior, demised to smaller dock-high and grade-level units of 2,000 to 8,000 SF.
3235 San Fernando Rd, Los Angeles, CA
Repositioned manufacturing buildings to 60,000 SF multi-tenant business park. 15 spaces from 1,000 to 11,000 SF.
3301 Leonis Blvd, Vernon, CA
Single-tenant dock-high building.
8445 Warner Ave, Culver City, CA
Demised former manufacturing building into 10 creative office spaces of 1,500 to 4,000 SF.
1750 Evergreen St, Duarte, CA
Converted single-tenant building to 14-unit dock-high and grade-level multi-tenant complex. 3,200 to 7,500 SF spaces.
13020 Yukon Ave, Hawthorne, CA
3 buildings renovated and upgraded to unlock rent upside. 14 dock-high and grade-level spaces from 3,000 to 40,000 SF.
1504–44 Highland Ave, Duarte, CA
3-building small-bay industrial complex with 32 units. Rent upside through below-market leases.
4351 E Valley Blvd, Los Angeles, CA
Long-term leased to an institutional tenant.
200-220 S Grand Ave, Santa Ana, CA
Interior and exterior modernization to drive rents. 11 small-bay industrial spaces.
146–148 W 132nd St, Los Angeles, CA
Dock-high and grade-level multi-tenant complex. 12 units ranging from 2,300 to 3,800 SF.
4100–4120 Valley Blvd, Pomona, CA
2-building industrial complex with 8 spaces from 4,560 to 9,120 SF, all with fenced yards.
10721 Business Dr, Fontana, CA
Single-tenant, 24’ clear, 4 dock-high spots, fenced yard. Functional and cosmetic upgrades to unlock rent upside.
610 N Hollywood Way, Burbank, CA
3-story office building long-term NNN leased.
S5 Industrial Realty manages all of its owned assets through a dedicated in-house property management team — ensuring responsive service, hands-on oversight, and alignment between ownership and operations.
For property management inquiries, please contact our team directly.
We are always interested in well-located SoCal infill industrial opportunities. Brokers, owners, and capital partners are welcome to reach out directly.