Refurbished Industrial Compound For
For Sale
$5,700,000
1100 West 135th Street, Gardena, CA 90247
Two-building industrial compound with updated offices and excellent freeway access.
Property Size18,450 SF
Lot Size0.87 Acres
Price / SF$308.94
Days on Market136
Property Features for 1100 West 135th Street
General Information
Standard status
Active
Size
18,450 SF
Lot size
0.87 Acres
Property subtype
Industrial
Listing Agency:
CBRE - West Los Angeles
(310) 363-4948
Listed By:
Tres Reid · License #975748
(310) 363-4948
Source:
Cbre
Added: Mar 25
Changed: Jul 6
Last Checked: Aug 3 at 10:51AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CBRE - West Los Angeles
Investment Insights
Based on property information with market context.
This is a completely refurbished two-building industrial compound, featuring a 10,000-square-foot building and an 8,450-square-foot building, situated on 0.87 acres of land. The property includes 1,869 square feet of updated office space. The warehouse features insulation and LED lighting. There are 4 ground-level doors. The property has a fenced and paved yard. Industrial uses are grandfathered per the City of Gardena. The location provides excellent access to the I-110 and I-105 Freeways, serving the entire Los Angeles region.
Key Highlights
- Premier location with excellent access to the I‑110 & I‑105 Freeways, serving the entire Los Angeles region.
- Refurbished two‑building compound totaling 18,450 SF (10,000 SF and 8,450 SF).**
- Industrial uses grandfathered per City of Gardena.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$215,608
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,312,160
$4.3M
Cap Rate 7%
$3,080,114
$3.1M
Cap Rate 9%
$2,395,644
$2.4M
Market Conditions
NOI Build-Up for 18,450 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$327.7K $17.76/SF
− Vacancy
−$19.7K −$1.07/SF
EGI
$308.0K $16.69/SF
− OpEx
−$92.4K −$5.01/SF
NOI
$215.6K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,312,160
Cap Rate 7%
$3,080,114
Cap Rate 9%
$2,395,644
Alternative Uses
Best Use
Industrial
$3.08M
$2.70M – $3.59M
NOI $215,608 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.88M
$8.64M – $11.52M
NOI $691,464 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,152
Businesses Nearby
Explore this area
Business Placement
Demographics for 90247, CA
48,543
Population
17,076
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
78%
High-School Grad
3.8 sq mi
ZIP Area
12,774
Density / Sq Mi
$73,851
Median Household Income
$37,000
Median Earnings
$1,751
Median Rent
$640,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Two-building industrial compound with updated offices and excellent freeway access.
Where is this industrial property located?
The property is located at 1100 West 135th Street Gardena, CA.
What is the asking price?
The asking price for this property is $5,700,000.
What are key features of this property?
This property features: Premier location with excellent access to the I‑110 & I‑105 Freeways, serving the entire Los Angeles region.; Refurbished two‑building compound totaling 18,450 SF (10,000 SF and 8,450 SF).**; Industrial uses grandfathered per City of Gardena.
