Flex Warehouse with 2,600-Amp
For Sale
$5,950,000
197 Jefferson Boulevard, Los Angeles, CA 90011
Clear-span warehouse shell with a 2,600-amp active electrical drop and fiber-ready connectivity.
Property Size19,544 SF
Price / SF$304.44
Days on Market476
Property Features for 197 Jefferson Boulevard
General Information
Standard status
Active
Size
19,544 SF
Property subtype
General Commercial
Additional Details
Opportunity Zone
Yes
Highway Access
Yes
Heavy Power
Yes
Amenities
3
LAM1
Corner Lot.
9 Parking Spaces.
Gated Community, Corner.
Building Details
Year Built
1923
Listing Agency:
Rodeo Realty
(310) 724-7100
Listed By:
Roger Perry
Source:
Xome
Added: Apr 21, 2025
Changed: Aug 8
Last Checked: Aug 9 at 4:30AM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
This flex/warehouse property features an approximately 20,000 SF clear-span shell designed with high ceilings and an open layout. The site includes a massive 2,600 amp (2.1 megawatt) active electrical drop described as immediately available capacity, supporting custom build-outs such as hot/cold aisle containment and liquid cooling infrastructure. The property is also described as fiber-lateral ready, positioned for high-capacity connectivity.
The property is located at 197 Jefferson Boulevard in Los Angeles, within a Qualified Opportunity Zone as stated in the remarks. The remarks further describe its placement in a tier-1 fiber corridor, with major fiber backbones (Lumen, Zayo, and Frontier) indicated 1–2 blocks away, and note proximity to major LA freeways and distribution routes.
Uses noted in the remarks include tech and lab build-outs, data center applications, manufacturing or industrial uses, and cannabis-related use, with the reminder that the buyer/tenant should confirm cannabis zoning with local authorities.
The property is located at 197 Jefferson Boulevard in Los Angeles, within a Qualified Opportunity Zone as stated in the remarks. The remarks further describe its placement in a tier-1 fiber corridor, with major fiber backbones (Lumen, Zayo, and Frontier) indicated 1–2 blocks away, and note proximity to major LA freeways and distribution routes.
Uses noted in the remarks include tech and lab build-outs, data center applications, manufacturing or industrial uses, and cannabis-related use, with the reminder that the buyer/tenant should confirm cannabis zoning with local authorities.
Key Highlights
- Clear‑span warehouse shell of ~20,000 SF with high ceilings and an open layout for custom hot/cold aisle or liquid cooling build‑outs
- Massive 2,600‑amp (2.1‑megawatt) active electrical drop available for immediate infrastructure needs
- Fiber‑lateral ready and located in a Tier‑1 fiber alley with major backbones (Lumen, Zayo, Frontier) 1–2 blocks away
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
$299,852
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
5.04%
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%
$5,997,040
$6.0M
Cap Rate 7%
$4,283,600
$4.3M
Cap Rate 9%
$3,331,689
$3.3M
Market Conditions
NOI Build-Up for 19,544 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
$370.6K $18.96/SF
− Vacancy
−$17.8K −$0.91/SF
EGI
$352.8K $18.05/SF
− OpEx
−$52.9K −$2.71/SF
NOI
$299.9K $15.34/SF
Area
ZIP 90011
Vacancy
4.80%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
15.00%
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%
$5,997,040
Cap Rate 7%
$4,283,600
Cap Rate 9%
$3,331,689
Alternative Uses
Best Use
Warehouse
$4.28M
$3.75M – $5.00M
NOI $299,852 @ 7.0% cap · market cap 5.04%
Second Best
Industrial
$3.47M
$3.03M – $4.05M
NOI $242,787 @ 7.0% cap · market cap 4.08%
Theoretical Best
Multifamily LT 5
$395.95M
$346.46M – $461.94M
NOI $27,716,479 @ 7.0% cap · market cap 465.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,541
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90011, CA
102,308
Population
25,119
Households
4.1
Avg Household Size
30
Median Age
6%
College-Educated
43%
High-School Grad
4.3 sq mi
ZIP Area
23,793
Density / Sq Mi
$53,781
Median Household Income
$27,889
Median Earnings
$1,497
Median Rent
$575,200
Median Home Value
Market
Vacancy Rate% for Industrial in Los Angeles, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Clear-span warehouse shell with a 2,600-amp active electrical drop and fiber-ready connectivity.
Where is this flex space located?
The property is located at 197 Jefferson Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $5,950,000.
What are key features of this property?
This property features: Clear‑span warehouse shell of ~20,000 SF with high ceilings and an open layout for custom hot/cold aisle or liquid cooling build‑outs; Massive 2,600‑amp (2.1‑megawatt) active electrical drop available for immediate infrastructure needs; Fiber‑lateral ready and located in a Tier‑1 fiber alley with major backbones (Lumen, Zayo, Frontier) 1–2 blocks away
