Remodeled Commercial Office Space
For Sale
$1,650,000
14015 Van Ness Ave, Gardena, CA 90249
Two-story commercial building with eight units, courtyard, and ample parking.
Property Size6,400 SF
Lot Size0.20 Acres
Price / SF$257.81
Days on Market207
Property Features for 14015 Van Ness Ave
General Information
Standard status
Active
Size
6,400 SF
Lot size
0.20 Acres
Taxes and HOA fees
Annual Taxes
$20,625
Listing Agency:
Coldwell Banker Commercial
(714) 856-7017
Listed By:
George Bustamante · License #01484265
(714) 856-7017
Source:
Exprealty
Added: Jan 26
Changed: Aug 20
Last Checked: Aug 21 at 10:04AM
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 Coldwell Banker Commercial
Investment Insights
Based on property information with market context.
This two-story commercial property offers over 6,400 square feet of office space, featuring eight units currently configured with four tenants. The tenant mix includes three medical service providers and a nail and hair salon. The property has been remodeled and upgraded in recent years, showcasing pride of ownership through consistent maintenance. A central open courtyard provides abundant natural light. The location benefits from a public parking lot with over 50 spaces at the rear, supplemented by ample street parking in the front. Both the first and second levels include two common restrooms for client convenience. Recent upgrades include exterior and interior painting, a new roof, four new HVAC systems, and new flooring. Security is enhanced by wrought iron gates with code and keyless entry. Three of the units will be delivered vacant, including one featuring three offices and a restroom. The property is centrally located in Gardena, near various hospitals and shopping areas, with convenient access to major freeways.
Key Highlights
- Over 6,400 sqft of remodeled commercial office space featuring a new roof, new flooring, and four new HVAC systems.
- Three of the eight units will be delivered vacant, including one with three offices and a restroom, offering immediate income potential or owner‑occupancy.
- Located in the heart of Gardena, near hospitals, shopping, and major freeways, providing excellent accessibility and visibility.
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
$141,597
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
8.58%
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%
$2,831,940
$2.8M
Cap Rate 7%
$2,022,814
$2.0M
Cap Rate 9%
$1,573,300
$1.6M
Market Conditions
NOI Build-Up for 6,400 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
$216.6K $33.84/SF
− Vacancy
−$14.3K −$2.23/SF
EGI
$202.3K $31.61/SF
− OpEx
−$60.7K −$9.48/SF
NOI
$141.6K $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%
$2,831,940
Cap Rate 7%
$2,022,814
Cap Rate 9%
$1,573,300
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.36M
NOI $141,597 @ 7.0% cap · market cap 8.58%
Second Best
Office B
$2.00M
$1.75M – $2.33M
NOI $139,899 @ 7.0% cap · market cap 8.48%
Theoretical Best
Office A
$3.43M
$3.00M – $4.00M
NOI $239,857 @ 7.0% cap · market cap 14.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,480
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two-story commercial building with eight units, courtyard, and ample parking.
Where is this office units located?
The property is located at 14015 Van Ness Ave Gardena, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Over 6,400 sqft of remodeled commercial office space featuring a new roof, new flooring, and four new HVAC systems.; Three of the eight units will be delivered vacant, including one with three offices and a restroom, offering immediate income potential or owner‑occupancy.; Located in the heart of Gardena, near hospitals, shopping, and major freeways, providing excellent accessibility and visibility.
