Two-Tenant Industrial Auto Service
For Sale
$2,485,000
13834 Prairie Ave, Hawthorne, CA 90250
Two warehouse buildings in an M1 zone offer flexible industrial use with high-visibility corner exposure for owner-users or investors.
Property Size7,489 SF
Lot Size0.35 Acres
Price / SF$331.82
Days on Market93
Property Features for 13834 Prairie Ave
General Information
Standard status
Active
Size
7,489 SF
Lot size
0.35 Acres
Property subtype
Warehouse
Zoning
M1
Site & Location
Traffic Count
29,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Cap Rate
4.07%
Clear Height
12 ft
Amenities
Two-Tenant Property - Owner/User or Investment
High-Visibility, Signalized Corner Location on Prairie Ave
Favorable Industrial Zoning (M1) - Numerous Permitted Uses (current use is Auto)
Proximate to Stadiums and New Developments
Redevelopment Potential
Attractive Long-Term Value
Building Details
Building Size
7,489 SF
Year Built
1947
Tenancy
Multi
Listing Agency:
Marcus & Millichap - South Bay
(424) 405-1282
Listed By:
Eric Reinke · License #License(s): CA: 02022294
(424) 405-1282
Source:
Marcusmillichap
Added: Jun 1
Changed: Aug 8
Last Checked: Aug 31 at 12:57PM
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 Marcus & Millichap - South Bay
Investment Insights
Based on property information with market context.
The property at 13834-13840 Prairie Avenue is a two-tenant industrial offering with two parcels and two separate warehouse buildings. The 13834 Prairie Avenue parcel includes a concrete block warehouse with 5,329 square feet of rentable building area and a 10’ clear height. It is currently used as an automobile paint and body shop and includes a spray booth in the rear yard area. The 13840 Prairie Avenue parcel includes a metal warehouse with 2,160 square feet of rentable building area and a 12’ clear height, also operating as an automobile paint and body facility on a month-to-month tenancy.
Positioned on a signalized corner of Prairie Avenue and 139th Street, the site benefits from high-visibility exposure on a major north/south corridor. The corridor is approximately 29,000 vehicles per day, and the property is less than 4 miles from SoFi Stadium and the Intuit Dome. Access to the 405 and 105 freeways is also described as less than 2 miles away.
With M1 industrial zoning that permits numerous industrial and commercial uses, the property supports a variety of business models. An owner-user can continue current automobile paint and body operations, with the ability to install a spray booth by right if desired. Investors may also view the asset as a long-term value opportunity given the flexible zoning and the potential for alternative redevelopment under R3 development standards for multifamily use.
Positioned on a signalized corner of Prairie Avenue and 139th Street, the site benefits from high-visibility exposure on a major north/south corridor. The corridor is approximately 29,000 vehicles per day, and the property is less than 4 miles from SoFi Stadium and the Intuit Dome. Access to the 405 and 105 freeways is also described as less than 2 miles away.
With M1 industrial zoning that permits numerous industrial and commercial uses, the property supports a variety of business models. An owner-user can continue current automobile paint and body operations, with the ability to install a spray booth by right if desired. Investors may also view the asset as a long-term value opportunity given the flexible zoning and the potential for alternative redevelopment under R3 development standards for multifamily use.
Key Highlights
- Two‑tenant industrial property at 13834‑13840 Prairie Avenue on a signalized corner of Prairie Avenue and 139th Street
- 15,089 SF total land: 5,329 SF warehouse (concrete block, 10’ clear height) plus 2,160 SF warehouse (metal, 12’ clear height)
- Both warehouses are currently used by an automobile paint and body shop; rear‑yard spray booth included (tenant‑owned)
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
$165,691
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
6.67%
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%
$3,313,820
$3.3M
Cap Rate 7%
$2,367,014
$2.4M
Cap Rate 9%
$1,841,011
$1.8M
Market Conditions
NOI Build-Up for 7,489 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
$253.4K $33.84/SF
− Vacancy
−$16.7K −$2.23/SF
EGI
$236.7K $31.61/SF
− OpEx
−$71.0K −$9.48/SF
NOI
$165.7K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$3,313,820
Cap Rate 7%
$2,367,014
Cap Rate 9%
$1,841,011
Alternative Uses
Best Use
Retail
$2.37M
$2.07M – $2.76M
NOI $165,691 @ 7.0% cap · market cap 6.67%
Second Best
Warehouse
$1.39M
$1.22M – $1.62M
NOI $97,446 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$4.01M
$3.51M – $4.68M
NOI $280,671 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
29,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,796
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90250, CA
97,653
Population
34,105
Households
2.9
Avg Household Size
35
Median Age
26%
College-Educated
79%
High-School Grad
6.8 sq mi
ZIP Area
14,361
Density / Sq Mi
$74,923
Median Household Income
$40,288
Median Earnings
$1,723
Median Rent
$827,600
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?
Warehouse - Two warehouse buildings in an M1 zone offer flexible industrial use with high-visibility corner exposure for owner-users or investors.
Where is this warehouse located?
The property is located at 13834 Prairie Ave Hawthorne, CA.
What is the asking price?
The asking price for this property is $2,485,000.
What are key features of this property?
This property features: Two‑tenant industrial property at 13834‑13840 Prairie Avenue on a signalized corner of Prairie Avenue and 139th Street; 15,089 SF total land: 5,329 SF warehouse (concrete block, 10’ clear height) plus 2,160 SF warehouse (metal, 12’ clear height); Both warehouses are currently used by an automobile paint and body shop; rear‑yard spray booth included (tenant‑owned)
