Industrial Manufacturing
For Sale
Contact for pricing
13527-13529 S Normandie Ave, Gardena, CA 90249
Freestanding facility with secured yard, distributed utilities, and covered loading support.
Property Size13,000 SF
Price / SF$250
Days on Market161
Property Features for 13527-13529 S Normandie Ave
General Information
Standard status
Active
Size
13,000 SF
Property subtype
INDUSTRIAL
Site & Location
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Power
600 amps
Voltage
480 V
Heavy Power
Yes
Listing Agency:
LA Commercial, Inc
(310) 994-9546
Listed By:
John Lasiter
(310) 994-9546
Source:
Moodyscre
Added: Mar 25
Changed: Aug 29
Last Checked: Aug 31 at 12:27AM
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 LA Commercial, Inc
Investment Insights
Based on property information with market context.
This freestanding manufacturing property contains 13,000 square feet of building area and is equipped with 600-amp, 277/480-volt electrical service. Power and air lines are distributed throughout the facility, supporting industrial operations that require substantial utility capacity.
The property includes a fenced and gated yard, major street frontage, and 900 square feet of covered loading area. Located at 13527-13529 S Normandie Ave in Gardena, California, the site combines enclosed manufacturing space with secured outdoor area and dedicated loading infrastructure.
The property includes a fenced and gated yard, major street frontage, and 900 square feet of covered loading area. Located at 13527-13529 S Normandie Ave in Gardena, California, the site combines enclosed manufacturing space with secured outdoor area and dedicated loading infrastructure.
Key Highlights
- 13,000‑square‑foot freestanding manufacturing building
- 600‑amp, 277/480‑volt electrical service
- Fenced and gated yard area
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
$151,919
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
4.67%
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%
$3,038,380
$3.0M
Cap Rate 7%
$2,170,271
$2.2M
Cap Rate 9%
$1,687,989
$1.7M
Market Conditions
NOI Build-Up for 13,000 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
$230.9K $17.76/SF
− Vacancy
−$13.9K −$1.07/SF
EGI
$217.0K $16.69/SF
− OpEx
−$65.1K −$5.01/SF
NOI
$151.9K $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%
$3,038,380
Cap Rate 7%
$2,170,271
Cap Rate 9%
$1,687,989
Alternative Uses
Best Use
Industrial
$2.17M
$1.90M – $2.53M
NOI $151,919 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.96M
$6.09M – $8.12M
NOI $487,210 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,560
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Freestanding facility with secured yard, distributed utilities, and covered loading support.
Where is this manufacturing property located?
The property is located at 13527-13529 S Normandie Ave Gardena, CA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 13,000‑square‑foot freestanding manufacturing building; 600‑amp, 277/480‑volt electrical service; Fenced and gated yard area
