Small-Bay Warehouse
For Sale
Contact for pricing
1835-1845 W 169th St, Gardena, CA 90247
Multi-building industrial complex with small-bay units, M2 zoning, and a structured parking ratio.
Property Size18,820 SF
Price / SF$249.73
Days on Market90
Property Features for 1835-1845 W 169th St
General Information
Standard status
Active
Size
18,820 SF
Property subtype
INDUSTRIAL
Zoning
M2
Additional Details
Cap Rate
5.34%
Building Details
Buildings
5
Listing Agency:
Daum Commercial
(310) 538-6700
Listed By:
Chuck Brill · License #00974881
(310) 710-3127
Source:
Moodyscre
Added: Jun 24
Changed: Sep 10
Last Checked: Sep 20 at 11:32AM
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
Investment Insights
Based on property information with market context.
The property is an 18,820-square-foot warehouse complex comprising 5 buildings and 10 small-bay industrial units. The property carries M2 zoning and includes a stated parking ratio of 2:1,000.
Located at 1835-1845 W 169th St in Gardena, California, the complex offers a multi-building configuration for industrial users seeking smaller-bay space within one property. The stated cap rate is 5.34%.
Located at 1835-1845 W 169th St in Gardena, California, the complex offers a multi-building configuration for industrial users seeking smaller-bay space within one property. The stated cap rate is 5.34%.
Key Highlights
- 18,820‑square‑foot warehouse complex
- 5 buildings and 10 small‑bay industrial units
- M2 zoning
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
$244,885
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
5.21%
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%
$4,897,700
$4.9M
Cap Rate 7%
$3,498,357
$3.5M
Cap Rate 9%
$2,720,944
$2.7M
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
$302.6K $16.08/SF
− Vacancy
−$14.5K −$0.77/SF
EGI
$288.1K $15.31/SF
− OpEx
−$43.2K −$2.30/SF
NOI
$244.9K $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%
$4,897,700
Cap Rate 7%
$3,498,357
Cap Rate 9%
$2,720,944
Alternative Uses
Best Use
Warehouse
$3.50M
$3.06M – $4.08M
NOI $244,885 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
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
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Multi-building industrial complex with small-bay units, M2 zoning, and a structured parking ratio.
Where is this warehouse located?
The property is located at 1835-1845 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: 18,820‑square‑foot warehouse complex; 5 buildings and 10 small‑bay industrial units; M2 zoning
