Gardena Warehouse with Food
For Sale
Contact for pricing
Pending
13630 Cimarron Ave, Gardena, CA 90249
Warehouse with food production area, cooler/freezer rooms, and storage.
Property Size13,572 SF
Days on Market339
Property Features for 13630 Cimarron Ave
General Information
Standard status
Pending
Size
13,572 SF
Total Parking Spaces
23
Property subtype
Industrial
Listing Agency:
CBRE - South Bay
(310) 363-4825
Listed By:
Brian Held · License #CA 01100518
Source:
Crexi
Added: Sep 19, 2025
Changed: Aug 14
Last Checked: Aug 22 at 6:45PM
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 - South Bay
Investment Insights
Based on property information with market context.
This property features a building with a food production area equipped with floor drains, cooler and freezer rooms, and storage areas. The building is fully sprinklered and includes both dock-high and ground-level loading capabilities. The property is suitable for warehouses, industrial purposes, manufacturing, and other commercial real estate uses. The building size is 13572 square feet.
Key Highlights
- Food production area with floor drains
- Cooler/freezer rooms** for temperature‑sensitive goods
- Dock high/ground level loading for easy access
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
$176,598
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
4.20%
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%
$3,531,960
$3.5M
Cap Rate 7%
$2,522,829
$2.5M
Cap Rate 9%
$1,962,200
$2.0M
Market Conditions
NOI Build-Up for 13,572 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
$218.2K $16.08/SF
− Vacancy
−$10.5K −$0.77/SF
EGI
$207.8K $15.31/SF
− OpEx
−$31.2K −$2.30/SF
NOI
$176.6K $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%
$3,531,960
Cap Rate 7%
$2,522,829
Cap Rate 9%
$1,962,200
Alternative Uses
Best Use
Warehouse
$2.52M
$2.21M – $2.94M
NOI $176,598 @ 7.0% cap · market cap 4.20%
Second Best
Industrial
$2.27M
$1.98M – $2.64M
NOI $158,603 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$7.27M
$6.36M – $8.48M
NOI $508,648 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,563
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?
Refrigerated & cold storage - Warehouse with food production area, cooler/freezer rooms, and storage.
Where is this refrigerated & cold storage located?
The property is located at 13630 Cimarron Ave Gardena, CA.
What is the asking price?
The asking price for this property is $4,207,320.
What are key features of this property?
This property features: Food production area with **floor drains**; Cooler/freezer rooms** for temperature‑sensitive goods; Dock high/ground level loading for easy access
