Freestanding Warehouse with
For Sale
Contact for pricing
12820 S Western Ave, Gardena, CA 90249
Freestanding warehouse with dock-high and ground-level loading, fenced yard, and 16’ clear height.
Property Size8,433 SF
Price / SF$237.04
Days on Market90
Property Features for 12820 S Western Ave
General Information
Standard status
Active
Size
8,433 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
16 ft
Dock-High Doors
1
Drive-In Doors
1
Additional Details
Fenced Yard
Yes
Amenities
Signage
Skylights
Storage Space
Listing Agency:
DWRE Commercial Real Estate
Listed By:
David Williams
(951) 314-3175
Source:
Moodyscre
Added: Jun 19
Changed: Sep 4
Last Checked: Sep 16 at 5:37PM
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 DWRE Commercial Real Estate
Investment Insights
Based on property information with market context.
This freestanding warehouse building is configured for practical shipping and storage, featuring dock-high and ground-level loading with one DH door and one GL door. The space offers 16’ clear height, skylights, signage, and dedicated storage space, supported by a fenced yard for controlled operations.
Located at 12820 S Western Ave in Gardena, CA, the property’s loading capabilities and yard area make it suitable for users needing flexible access for inbound and outbound freight. The building’s free-standing layout provides direct site utility for logistics-oriented needs.
With a total size of 8,433 square feet, the offering presents a straightforward industrial option for buyers seeking a warehouse improvement with both dock-high and ground-level loading.
Located at 12820 S Western Ave in Gardena, CA, the property’s loading capabilities and yard area make it suitable for users needing flexible access for inbound and outbound freight. The building’s free-standing layout provides direct site utility for logistics-oriented needs.
With a total size of 8,433 square feet, the offering presents a straightforward industrial option for buyers seeking a warehouse improvement with both dock-high and ground-level loading.
Key Highlights
- Freestanding warehouse building with dock‑high and ground‑level loading
- 16' clear height
- Fenced yard
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
$109,730
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
5.49%
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%
$2,194,600
$2.2M
Cap Rate 7%
$1,567,571
$1.6M
Cap Rate 9%
$1,219,222
$1.2M
Market Conditions
NOI Build-Up for 8,433 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
$135.6K $16.08/SF
− Vacancy
−$6.5K −$0.77/SF
EGI
$129.1K $15.31/SF
− OpEx
−$19.4K −$2.30/SF
NOI
$109.7K $13.01/SF
Area
Los Angeles County, CA
Vacancy
4.80%
Lease Rate
$16.08 /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%
$2,194,600
Cap Rate 7%
$1,567,571
Cap Rate 9%
$1,219,222
Alternative Uses
Best Use
Warehouse
$1.57M
$1.37M – $1.83M
NOI $109,730 @ 7.0% cap · market cap 5.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.52M
$3.95M – $5.27M
NOI $316,050 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
1
Dock-high doors
1
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90249, CA
27,125
Population
9,292
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
80%
High-School Grad
3.0 sq mi
ZIP Area
9,042
Density / Sq Mi
$84,921
Median Household Income
$43,336
Median Earnings
$1,705
Median Rent
$709,900
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.
Similar Off Market Nearby
- Gardena Self-Storage Co Inc — 1536 139th St, Gardena, CA 90249
- Clutter Gardena Warehouse — 1632 w 132nd st, gardena, ca 90249
- Showa Marine, Inc. — 1528 W 134th St, Gardena, CA 90249
- 3PL Logistic Warehousing E-Commerce — 1265 W 130th St, Gardena, CA 90247
- Respek Autocraft — 1705 W 130th St unit F, Gardena, CA 90249
Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding warehouse with dock-high and ground-level loading, fenced yard, and 16’ clear height.
Where is this warehouse located?
The property is located at 12820 S Western Ave Gardena, CA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Freestanding warehouse building with dock‑high and ground‑level loading; 16' clear height; Fenced yard
