Ten-Unit Flex Space
For Sale
Contact for pricing
1835 - 1839 W 169th St, Gardena, CA 90247
M2-zoned property combines multiple small-bay buildings with refurbished vacant units and current lease availability.
Property Size18,820 SF
Price / SF$249.73
Days on Market54
Property Features for 1835 - 1839 W 169th St
General Information
Standard status
Active
Size
18,820 SF
Total Parking Spaces
7
Property subtype
Industrial
Zoning
M2
Lease Type
Gross
Additional Details
Cap Rate
5.34%
Building Details
Year Built
1976
Buildings
5
Units
4
Tenancy
Multi
Listing Agency:
DAUM Commercial Real Estate Services South Bay
(310) 710-3127
Listed By:
Ken LaFond · License #CA 02272082
Source:
Crexi
Added: Jul 8
Changed: Aug 29
Last Checked: Jul 10 at 2:25AM
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 DAUM Commercial Real Estate Services South Bay
Investment Insights
Based on property information with market context.
This flex-space property comprises five buildings containing 10 units and totals 18,820 square feet. Constructed in 1976, the complex includes small-bay industrial configurations, with vacant units that have been refurbished. M2 zoning supports the property’s industrial character.
Four units are currently available for lease, creating a mix of occupied and leasing-ready space within the complex. Parking is identified at a ratio of 2:1,000, and the property carries a 5.34% cap rate.
Four units are currently available for lease, creating a mix of occupied and leasing-ready space within the complex. Parking is identified at a ratio of 2:1,000, and the property carries a 5.34% cap rate.
Key Highlights
- Five‑building complex with 10 units and 18,820 square feet
- M2 zoning for an industrial‑oriented property profile
- Four units available for lease
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
$219,932
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
4.68%
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%
$4,398,640
$4.4M
Cap Rate 7%
$3,141,886
$3.1M
Cap Rate 9%
$2,443,689
$2.4M
Market Conditions
NOI Build-Up for 18,820 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
$334.2K $17.76/SF
− Vacancy
−$20.1K −$1.07/SF
EGI
$314.2K $16.69/SF
− OpEx
−$94.3K −$5.01/SF
NOI
$219.9K $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%
$4,398,640
Cap Rate 7%
$3,141,886
Cap Rate 9%
$2,443,689
Alternative Uses
Best Use
Industrial
$3.14M
$2.75M – $3.67M
NOI $219,932 @ 7.0% cap · market cap 4.68%
Second Best
Flex RnD
$2.40M
$2.10M – $2.80M
NOI $168,014 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$10.08M
$8.82M – $11.76M
NOI $705,331 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,312
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90247, CA
48,543
Population
17,076
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
78%
High-School Grad
3.8 sq mi
ZIP Area
12,774
Density / Sq Mi
$73,851
Median Household Income
$37,000
Median Earnings
$1,751
Median Rent
$640,500
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?
Flex space - M2-zoned property combines multiple small-bay buildings with refurbished vacant units and current lease availability.
Where is this flex space located?
The property is located at 1835 - 1839 W 169th St Gardena, CA.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Five‑building complex with 10 units and 18,820 square feet; M2 zoning for an industrial‑oriented property profile; Four units available for lease
