Torrance Industrial Warehouse for
For Sale
$2,980,000
22809 Lockness Ave, Torrance, CA 90501
Well-maintained 8,100 SF industrial warehouse near major transportation hubs.
Property Size8,100 SF
Lot Size0.42 Acres
Price / SF$367.90
Days on Market152
Property Features for 22809 Lockness Ave
General Information
Standard status
Active
Size
8,100 SF
Lot size
0.42 Acres
Property subtype
Industrial
Building Details
Building Size
8,100 SF
Year Built
1988
Listing Agency:
Realty ONE Group United
(310) 800-5828
Listed By:
Debbie Miura · License #01052457
(310) 800-5828
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:22AM
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 Realty ONE Group United
Investment Insights
Based on property information with market context.
This 8,100 SF industrial warehouse is located in a desirable area and offers a versatile layout suitable for distribution, light manufacturing, or cannabis-related uses (buyer to verify with the city). The building features flexible space suitable for offices, meetings, shipping, packing, and conference needs. It includes two bathrooms, one with a shower, and a ground-level loading door. Two separate staircases lead to the second floor, one accessing four private rooms, and the other accessing three private rooms. Additionally, there are two private rooms on the ground floor. The property is equipped with security lighting and an alarm system. There are 12 on-site parking spaces plus an additional half-sized space. The property is zoned LAM2 on an 18,245 SF lot. Its location near the Ports of Long Beach and Los Angeles, LAX, and major freeways including 110, 105, 405, and 91, makes it a logistics-friendly site.
Key Highlights
- Prime location near Ports of Long Beach and Los Angeles, LAX, and major freeways (110, 105, 405, 91) for superior logistics.
- 8,100 SF versatile building** suitable for distribution, light manufacturing, or cannabis‑related use (buyer to verify).
- 12 on‑site parking spaces plus an additional half‑sized space.
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
$122,185
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
4.10%
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%
$2,443,700
$2.4M
Cap Rate 7%
$1,745,500
$1.7M
Cap Rate 9%
$1,357,611
$1.4M
Market Conditions
NOI Build-Up for 8,100 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
$153.6K $18.96/SF
− Vacancy
−$9.8K −$1.21/SF
EGI
$143.7K $17.75/SF
− OpEx
−$21.6K −$2.66/SF
NOI
$122.2K $15.08/SF
Area
Torrance, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$2,443,700
Cap Rate 7%
$1,745,500
Cap Rate 9%
$1,357,611
Alternative Uses
Best Use
Warehouse
$1.75M
$1.53M – $2.04M
NOI $122,185 @ 7.0% cap · market cap 4.10%
Second Best
Industrial
$1.44M
$1.26M – $1.68M
NOI $100,623 @ 7.0% cap · market cap 3.38%
Theoretical Best
Multifamily LT 5
$164.10M
$143.59M – $191.45M
NOI $11,487,080 @ 7.0% cap · market cap 385.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,852
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90501, CA
43,990
Population
15,867
Households
2.8
Avg Household Size
38
Median Age
39%
College-Educated
88%
High-School Grad
5.7 sq mi
ZIP Area
7,718
Density / Sq Mi
$92,815
Median Household Income
$43,526
Median Earnings
$1,868
Median Rent
$887,300
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - Well-maintained 8,100 SF industrial warehouse near major transportation hubs.
Where is this warehouse located?
The property is located at 22809 Lockness Ave Torrance, CA.
What is the asking price?
The asking price for this property is $2,980,000.
What are key features of this property?
This property features: Prime location near Ports of Long Beach and Los Angeles, LAX, and major freeways (110, 105, 405, 91) for superior logistics.; 8,100 SF versatile building** suitable for distribution, light manufacturing, or cannabis‑related use (buyer to verify).; 12 on‑site parking spaces plus an additional half‑sized space.
