Clear-Span
For Sale
$5,500,000
1656 W 134th, Gardena, CA 90249
Freestanding warehouse with abundant daylight, a bow-truss roof, and heavy electrical service.
Property Size22,000 SF
Price / SF$305.56
Days on Market15
Property Features for 1656 W 134th
General Information
Standard status
Active
Size
22,000 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
26 ft
Clear Span
Yes
Warehouse Space
18,000 SF
Power
600 amps
Heavy Power
Yes
Building Details
Building Size
22,000 SF
Year Built
1951
Buildings
1
Listing Agency:
LA Commercial, Inc.
Listed By:
Albert Pacleb · License #01882342
(424) 999-5204
Source:
Truthrealty
Added: Aug 26
Changed: Sep 8
Last Checked: Sep 8 at 3:38AM
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 warehouse contains approximately 22,000 square feet within a 100-foot by 180-foot clear-span footprint. Interior clear height ranges from 12 to 26 feet, and the building is topped by a bow-truss roof that supports the open warehouse configuration. Natural light reaches the warehouse area, while electrical service is identified at 600 amps, subject to verification.
The property is located at 1656 W 134th St in Gardena, California, with a 90249 ZIP code. The available information describes the building’s principal warehouse features and does not identify additional office, loading, parking, or zoning details.
The property is located at 1656 W 134th St in Gardena, California, with a 90249 ZIP code. The available information describes the building’s principal warehouse features and does not identify additional office, loading, parking, or zoning details.
Key Highlights
- Approximately 22,000 SF freestanding warehouse
- 100' x 180' clear‑span warehouse footprint
- 12' to 26' clear height
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
$234,215
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
4.26%
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%
$4,684,300
$4.7M
Cap Rate 7%
$3,345,929
$3.3M
Cap Rate 9%
$2,602,389
$2.6M
Market Conditions
NOI Build-Up for 18,000 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
$289.4K $16.08/SF
− Vacancy
−$13.9K −$0.77/SF
EGI
$275.5K $15.31/SF
− OpEx
−$41.3K −$2.30/SF
NOI
$234.2K $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%
$4,684,300
Cap Rate 7%
$3,345,929
Cap Rate 9%
$2,602,389
Alternative Uses
Best Use
Warehouse
$3.35M
$2.93M – $3.90M
NOI $234,215 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.64M
$8.43M – $11.24M
NOI $674,599 @ 7.0% cap · market cap 12.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
26 ft
Clear height
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,336
Businesses Nearby
Well-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
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
- Saf Keep Storage — 2045 Rosecrans Ave, Gardena, CA 90249
- Your Storage Place — 14202 Van Ness Ave, Gardena, CA 90249
- Self-Storage at U-Haul — 14206 Van Ness Ave, Gardena, CA 90249
- A Plus Moving Group. California Hub — 2094 rosecrans ave, gardena, ca 90249
- Public Storage — 14209 S Western Ave, Gardena, CA 90249
Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding warehouse with abundant daylight, a bow-truss roof, and heavy electrical service.
Where is this warehouse located?
The property is located at 1656 W 134th Gardena, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Approximately 22,000 SF freestanding warehouse; 100' x 180' clear‑span warehouse footprint; 12' to 26' clear height
