Freestanding Flex
New
For Sale
Contact for pricing
13313 S Normandie Ave, Gardena, CA 90249
Standalone commercial building with dual office and restroom areas, front and rear roll-up doors, and three-phase electrical service.
Property Size4,206 SF
Price / SF$347.12
Days on Market3
Property Features for 13313 S Normandie Ave
General Information
Standard status
Active
Size
4,206 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Power
400 amps
Voltage
240 V
Three-Phase Power
Yes
Listing Agency:
INCO Commercial
(562) 498-3395
Listed By:
Gabriel Pasillas · License #02119909
(562) 296-1312
Source:
Moodyscre
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 22 at 1:47PM
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 INCO Commercial
Investment Insights
Based on property information with market context.
This freestanding flex-space building contains 4,206 square feet and is configured with roll-up doors at both the front and rear. The interior includes two separate office setups and two separate bathroom areas, supporting a divided layout for distinct work areas or occupants. Electrical service is rated at 400 amps, 240 volts, and three-phase power; buyers should verify the specifications. The property is located at 13313 S Normandie Ave in Gardena, California, with the existing configuration offering potential to be split into two units.
Key Highlights
- 4,206‑square‑foot freestanding flex‑space building
- Two roll‑up doors positioned at the front and rear
- Two separate office setups and two separate bathroom areas
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
$54,728
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
3.75%
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%
$1,094,560
$1.1M
Cap Rate 7%
$781,829
$781.8K
Cap Rate 9%
$608,089
$608.1K
Market Conditions
NOI Build-Up for 4,206 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
$67.6K $16.08/SF
− Vacancy
−$3.2K −$0.77/SF
EGI
$64.4K $15.31/SF
− OpEx
−$9.7K −$2.30/SF
NOI
$54.7K $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%
$1,094,560
Cap Rate 7%
$781,829
Cap Rate 9%
$608,089
Alternative Uses
Best Use
Warehouse
$781.8K
$684.1K – $912.1K
NOI $54,728 @ 7.0% cap · market cap 3.75%
Second Best
Industrial
$702.2K
$614.4K – $819.2K
NOI $49,152 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$2.25M
$1.97M – $2.63M
NOI $157,631 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,271
Businesses Nearby
Under-served
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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
- West Coast Hospitality Group — 1850 W 144th St, Gardena, CA 90249
- Crawford Electric Inc — 1230 W 144th St, Gardena, CA 90247
- Air Fayre Ca Inc — 1720 W 135th St, Gardena, CA 90249
- Chase Worldwide — 1441 W 130th St, Gardena, CA 90249
Frequently Asked Questions
What type of property is this?
Flex space - Standalone commercial building with dual office and restroom areas, front and rear roll-up doors, and three-phase electrical service.
Where is this flex space located?
The property is located at 13313 S Normandie Ave Gardena, CA.
What is the asking price?
The asking price for this property is $1,460,000.
What are key features of this property?
This property features: 4,206‑square‑foot freestanding flex‑space building; Two roll‑up doors positioned at the front and rear; Two separate office setups and two separate bathroom areas
