Southern California Industrial Real Estate Broker

Corner lots with on-site parking don't come up often in Downtown Long Beach — and when they do, they don't stay available for long. 782 Pacific Ave is a ±3,368 SF commercial building sitting on a ±8,001 SF corner lot at Pacific Avenue, just one block from Pine Avenue, the waterfront, and the Long Beach Convention Center.

The building is move-in ready for an owner-user, and the flexible zoning opens the door to retail, professional office, service businesses, or longer-term redevelopment. Whether you're looking to occupy, invest, or reposition, this property delivers a platform that's genuinely hard to replicate at this location.

Property Highlights

• ±3,368 SF building
• ±8,001 SF prime corner lot
• 8 surface parking spaces on-site
• Renovated and move-in ready
• Strong corner visibility and street presence
• Pricing is negotiable

Who This Property Works For

The zoning supports a wide range of commercial uses, making this a fit for a variety of buyers and operators:

• Professional office users — real estate, legal, wellness, fitness
• Retail and restaurant operators
• Personal service businesses
• Owner-users seeking a flagship Downtown location
• Investors looking for a well-located urban asset
• Developers with high-density residential interest

Location That Does the Work For You

782 Pacific Ave sits at the intersection of Pacific Avenue in a part of Downtown Long Beach that continues to grow — more residents, more foot traffic, more demand.

• Walkable to Pine Avenue dining, retail, and entertainment
• Close to the Long Beach Convention Center and waterfront destinations
• Metro Blue Line rail transit nearby — strong accessibility for employees and clients
• Surrounded by a growing residential base that supports ground-floor commercial activity
• Civic Center, employment hubs, and major transit connections all within reach

The Downtown Long Beach Market Context

Downtown Long Beach has spent the last several years building the kind of urban density and amenity base that attracts both businesses and residents long-term. With continued investment in the waterfront, convention facilities, and transit infrastructure, the submarket has strengthened its position as one of the most active coastal urban centers in Southern California.

Well-located commercial buildings with parking — especially corner lots — remain among the most sought-after assets in the area. The supply is limited by nature, and properties like 782 Pacific Ave represent exactly what a range of buyers are actively looking for.

Request the Full Brochure

Interested in 782 Pacific Ave? Contact me directly for the complete property brochure, additional photos, and current pricing information.

By Ron Mgrublian | Lee & Associates Los Angeles – Long Beach

Heavy power is fast becoming one of the most important specs a tenant can ask for in Southern California industrial real estate. As more U.S. businesses restore manufacturing operations domestically, and as Space, Aerospace, and Defense-related uses continue booming across the South Bay, electrical capacity has moved from a line item to a deal-breaker. To complicate matters, adding power is a notoriously long and expensive process in SoCal — utility quotes, transformer lead times, and grid upgrades can delay operations by a year or more and cost hundreds of thousands of dollars. Most businesses are simply better off targeting properties that already have the power in place.

Below are some of my top picks currently available for lease in the South Bay. Each has been selected for its electrical capacity, functional specs, and overall value in today's market. Reach out to schedule a tour — I'm happy to walk any of these with you.

1. 20974 S Santa Fe Ave — Carson, CA 90810

211,446 SF | 1,600 Amps | $1.20 NNN | Available Now

A rare free-standing, full-block industrial facility in the heart of the Carson/Compton corridor. With 52 dock-high doors, 1,600 amps of heavy power, and one of the lowest operating expense structures on the market at just $0.19/SF, this building checks nearly every box for a large-format manufacturer or distributor. Total office buildout of 32,893 SF can be reduced to suit. Available now.

• Submarket: Carson/Compton
• Clear Height: 24'
• Dock High/Ground Level: 52/1

2. 2929–2931 California St — Torrance, CA 90503

154,000 SF | 4,000 Amps | $1.10 IG | Available in 30 Days

The most powerful building on this list — and arguably the best value in the South Bay right now. This central Torrance sublease through March 2032 offers 4,000 amps, a gated private yard, 200+ parking spaces, and 17 dock-high positions. The gross rate is the lowest in the South Bay for a building of this caliber. Clear heights up to 16', making it best suited for manufacturing rather than high-bay warehousing. Available in 30 days.

• Submarket: Torrance
• Clear Height: up to 16'
• Dock High/Ground Level: 17/2

3. 920 E Pacific Coast Hwy — Wilmington, CA 90744

148,572 SF | 3,000 Amps | $1.15 NNN | Available June 1, 2026

Port-adjacent and sitting on 8.46 acres, this Wilmington facility is purpose-built for heavy industrial users who need land as much as building. With 3,000 amps, 9 dock-high and 3 ground-level doors, and refurbishment currently underway, it's positioned to deliver a like-new heavy power facility in the Heavyweight Corridor. Rail possible. Available June 1, 2026.

• Submarket: Long Beach/Harbor Cities
• Clear Height: 20'
• Dock High/Ground Level: 9/3

4. 200 E Alondra Blvd — Carson, CA 90248

145,103 SF | 4,000 Amps | Rate TBD | Available in 60 Days

Class A image, Class A power. This Carson sublease through June 2029 offers 4,000 amps in a 36' clear building with 20 dock-high positions and a 135' secured truck court. Excellent freeway access to both the 91 and 110 makes this a strong candidate for aerospace supply chain, defense contractors, or EV-adjacent manufacturers that need serious electrical infrastructure in a high-image facility. Available in 60 days.

• Submarket: Carson/Compton
• Clear Height: 36'
• Dock High/Ground Level: 18/2

5. 17707 S Santa Fe Ave — Rancho Dominguez, CA 90221

130,977 SF | 2,500 Amps | $1.10 NNN | Available Now

A Foreign Trade Zone designation sets this one apart. With 91 Freeway visibility, 2,500 amps, 11 dock-high doors, and a fenced, gated yard, it's well-suited for importers, exporters, or any operation that can benefit from FTZ status to defer or reduce duties. Available now.

• Submarket: Carson/Compton
• Clear Height: 22'
• Dock High/Ground Level: 11/1

6. 19440 S Dominguez Hills Dr — Rancho Dominguez, CA 90220

71,868 SF | 3,000 Amps (Expandable) | Rate TBD | Available September 1, 2026

Don't let the smaller footprint fool you — this is a power-dense, operationally sophisticated facility. With 3,000 amps expandable, a 133' secured yard from dock to fence, 24' minimum clear height, and oversized ground-level doors alongside 8 dock-high positions, it punches well above its size class. Currently configured as a corporate headquarters. Available September 1, 2026.

• Submarket: Carson/Compton
• Clear Height: 24'
• Dock High/Ground Level: 6/2

7. 1429 240th St — Harbor City, CA 90710

37,355 SF | 4,600 Amps | $1.20 G | Available Now

The highest amperage-per-square-foot ratio on this list. For a mid-size user that needs serious electrical capacity without committing to 100,000+ SF, this Harbor City building is hard to beat. Dock-high and ground-level loading, Class A offices, and a gross rate structure keep occupancy costs predictable. Available now.

• Submarket: Torrance
• Clear Height: 18'–20'
• Dock High/Ground Level: 5/4

Ready to Tour?

Every one of these properties should offer immediate heavy power — independent investigation required to confirm. If your operation requires serious electrical capacity and you want to move efficiently, these are worth a serious look.

This information is supplied from sources deemed reliable but is provided without representation, warranty, or guarantee as to its accuracy. Prospective tenants should conduct an independent investigation of all matters deemed material.

Heavy power is fast becoming one of the most important specs a buyer can ask for in Southern California industrial real estate. As more U.S. businesses restore manufacturing operations domestically, and as Space, Aerospace, and Defense-related uses continue booming across the South Bay, electrical capacity has moved from a line item to a deal-breaker. To complicate matters, adding power is a notoriously long and expensive process in SoCal — utility quotes, transformer lead times, and grid upgrades can delay operations by a year or more and cost hundreds of thousands of dollars. Most businesses are simply better off targeting properties that already have the power in place.

Below are some of my top picks currently for sale in the South Bay. Each has been selected for its electrical capacity, functional specs, and overall value in today's market. Reach out to schedule a tour — I'm happy to walk any of these with you.

105,411 SF | Rancho Dominguez – 2,500 Amps

2883 E Victoria St, Rancho Dominguez, CA 90221

A standout offering in the Carson/Compton submarket. This 105,411 SF facility sits at the hard corner of Santa Fe & Victoria and delivers 2,500 Amps of heavy power — a serious infrastructure advantage for manufacturers or distributors with high electrical demand. Features include 22 dock-high positions, a concrete yard with 28 trailer stalls, and a 125-foot gated yard depth. Clear heights range from 16' to 19'. Rail-served zoning (M-1.5-IP). Available for COE. Pricing negotiable.

70,414 SF | Wilmington – 3 Buildings, Port Proximity

726 E Anaheim St / 720 & 724 Eubank Ave, Wilmington, CA 90744

Three free-standing buildings totaling 70,414 SF on a fenced and paved yard site in Wilmington, with 800–1,200 Amps of heavy power and clear heights of 17'–21'. Two dock-high and nine grade-level doors. This is a rare multi-building opportunity in close proximity to the World Ports of Los Angeles and Long Beach — ideal for import/export operations, port-adjacent manufacturing, or a logistics user needing flexible yard space. Pricing negotiable.

32,103 SF | Long Beach – 3,000 Amps, Turnkey R&D Facility

4035 Via Oro Ave, Long Beach, CA 90810

A truly unique offering in the South Bay. This world-class, turnkey automotive R&D facility features 3,000 Amps of heavy power, LED lighting throughout, a fenced and secured yard, and 22'–27' clear heights. At 32,103 SF with over 14,000 SF of office and lab space, it's purpose-built for precision users — defense contractors, EV developers, or aerospace component suppliers will find it immediately functional. Direct access to the 405 and 710 Freeways, with close proximity to the Ports of LA and Long Beach. Available January 31, 2027.

25,000 SF | Gardena – Dual Building, Value Pricing

1713-1723 W 134th St, Gardena, CA 90249

Two free-standing buildings totaling 25,000 SF in Gardena, offered at one of the more accessible price points in the South Bay. Heavy power at 1,200 Amps, 6 grade-level loading doors, 1 dock-high door, and 14'–16' clear heights make this a practical, flexible setup for light manufacturing, warehousing, or contractor operations. Priced at $186/SF ($4,650,000). Available COE, just listed.

21,120 SF | Gardena – Multi-Door, Bonus Shed Structure

15610 S Main St, Gardena, CA 90248

A solid owner-user candidate in the Carson/Compton submarket. This 21,120 SF free-standing building features 1,200 Amps, 1 dock-high and 5 grade-level doors, secured fenced parking, and a bonus ±3,600 SF partial concrete tilt-up shed — ideal for covered yard storage or additional production space. Easy access to the 110, 91, and 405 Freeways. Priced at approximately $200/SF ($4,219,198).

24,813 SF | Torrance – Flex Industrial, Atrium Business Center

23840-23848 Hawthorne Blvd, Torrance, CA 90505

A flex industrial opportunity in Torrance's Atrium Business Center, well-suited for office/warehouse users seeking a professional South Bay address. At 24,813 SF with 1,200–1,600 Amps and the potential to install up to 8 grade-level doors, this property offers meaningful power and adaptability for a range of light industrial uses. Pricing negotiable. Available COE.

Ready to Tour?

If any of these properties fit your size range or power requirements, I'm happy to schedule tours, pull comps, or run through the numbers with you.

Contact Ron Mgrublian

Lee & Associates Los Angeles – Long Beach

License #01902882

This information is supplied from sources deemed reliable but is provided without representation, warranty, or guarantee as to its accuracy. Prospective tenants should conduct an independent investigation of all matters deemed material.

If you are searching for industrial space to purchase in the South Bay, the current market offers an unusually broad selection — from newly delivered Class A logistics buildings to well-priced value-add opportunities in established industrial corridors. I have been tracking available for-sale inventory across Long Beach, Torrance, Carson, Compton, Gardena, and surrounding submarkets, and below is my commentary on some of the most noteworthy properties currently on the market as of June 2026.

Prices and availability are subject to change. All square footage and pricing figures are based on publicly available market data. Buyers should independently verify all information and consult their advisors before making any decisions.

Large-Format Logistics & Distribution (100,000+ SF)

Cherry Logistics Center — 5910 Cherry Ave, Long Beach

304,344 SF | Price: Negotiable | Delivering Q2 2027

This is one of the most anticipated new deliveries in the South Bay. Link Logistics is currently completing vertical construction on a best-in-class logistics facility with 40' clear height, 44 dock-high doors, 76 trailer parking stalls, and 4,000 amps of power. ESFR sprinklers and a fenced, paved yard round out a true institutional-quality offering. For a buyer who needs scale and modern specs, this is worth watching closely.

Harbor Gateway Business Center — 1540 Francisco St, Torrance

206,465 SF | $102,200,175 ($495/SF)

At just over 206,000 SF, this Torrance building checks nearly every box for a large-format distribution user. The 30' clear height, 33 dock-high positions, 145' secured yard, and 4,000-amp power supply make it a genuinely functional Class A asset — not just a nice-looking one. Its location near five freeways and within easy reach of both ports and LAX gives it strong long-term logistics value.

100 W Victoria St, Long Beach

188,049 SF | Price: Negotiable

A substantial warehouse and distribution facility on 10.2 acres in Long Beach. What stands out here is the loading infrastructure — 60 dock-high positions with pit levelers and 60 trailer parking stalls — alongside a large concrete secured yard and 12,000 SF of corporate office space. The 710 Freeway access is essentially immediate, which matters a great deal for distribution operations tied to the ports.

2576 E Victoria St, Rancho Dominguez

173,991 SF | Price: Negotiable

Crane-served buildings of this size are genuinely rare in the South Bay. This 11.26-acre site comes with runway beams and rails already installed, a 185' truck court, 36' clear height, and 15,000 SF of two-story office. The M-2-IP zoning and low building coverage ratio give a buyer significant flexibility. A strong candidate for manufacturing, heavy industrial, or specialty logistics users.

Stone Pine Technology Center — 2421-2461 W 205th St, Torrance

143,933 SF | Price: Negotiable | Under Development

A two-building Class A industrial park currently in development in Torrance, with 8,000 amps, 32' clear height, ESFR sprinklers, and an impressive EV infrastructure package — 13 chargers and 39 EV-ready spots. Office space is expandable to 30,000 SF. Well positioned for a tenant or buyer that wants modern specs near both ports and LAX without going to Long Beach or Carson.

Mid-Size Industrial (40,000 – 100,000 SF)

Bridge Point South Bay V — 14220 S Main St, Los Angeles

100,528 SF | $35,184,800 ($350/SF)Newly constructed and tenant-ready, this is one of the cleanest move-in-ready Class A options in the submarket right now. The specs are strong across the board: 32' clearance, ESFR K-25 sprinklers, 12 dock-high doors with a mix of pit-style and EOD levelers, 2,000 amps, and a 7-inch floor slab on 50'×52' column spacing. For a buyer who wants new construction without a wait, this is a serious option.

860 Sandhill Ave, Carson

90,500 SF | $27,000,675 ($298/SF)

What makes this Carson building interesting is the backup generator — relatively uncommon at this price point — combined with 24'–26' clear height, 9 dock doors, 3-phase power, and a fenced yard. The two-story foreman offices and showroom space add operational utility beyond standard warehouse use. The seller has also indicated willingness to retain the 7,000 SF front office area, which adds flexibility for the right buyer.

15711-15777 S Broadway, Gardena

85,920 SF | $21,394,080 ($249/SF)

A recently refurbished Gardena distribution building with a new covered dock, 220-foot truck court, 6 truck positions expandable to 12, fire sprinklers, 2,000 amps, and an 18'–20' clear height. At $249/SF this represents solid value for a well-located, move-in-ready asset in a submarket where functional buildings at this price are increasingly hard to find.

2318 E Del Amo Blvd, Carson

59,286 SF | $20,690,814 ($349/SF)

A cross-dock configured building with 8 dock-high positions, 23' clear height, and near-immediate access to the Alameda Corridor — one of the most strategically valuable logistics corridors in Southern California. The building will be delivered vacant at close of escrow, which is a meaningful advantage for a buyer who needs certainty of possession.

18737 S Reyes Ave, Rancho Dominguez

57,416 SF | $13,500,000 ($235/SF)A free-standing building with an attribute you rarely see at this size: active rail service via the Southern Pacific line. Combined with 5,000 SF of office, 20' clear height, 2 dock doors, 4 grade-level doors, and a gated lot with 74 parking spaces, this is a strong fit for a manufacturing or distribution user that needs rail in addition to truck access. At $235/SF the pricing is competitive for Rancho Dominguez.

2121 S Wilmington Ave, Compton

53,982 SF | $19,250,000 ($357/SF)

A well-configured distribution building on 2.55 acres with 22' clear height, 5 dock-high positions, and a notably oversized 115-foot truck court — more maneuvering room than most buildings in this size range offer. Sprinklered, fenced, and with direct access to the 91, 110, and 710 freeways.

3064 E Maria St, Rancho Dominguez

47,444 SF | $13,000,000 ($274/SF)

One of the very few FDA-approved food manufacturing facilities available for purchase in the South Bay. The cold storage infrastructure alone — approximately 4,510 SF of freezer space and 3,245 SF of cooler — would cost a buyer significantly more to build from scratch. Add 3,000 amps, 18'–20' clear height, a mezzanine, and both dock and grade-level loading, and this is a compelling turnkey option for a food or beverage operator.

3131 Lomita Blvd, Torrance

43,010 SF | $14,950,000 ($348/SF)

A prime Torrance free-standing building with 22' clear height, 7,000 SF of office, 1,200 amps, sprinklers, and a fenced yard. The seller is open to short-term lease deals in the 3–6 month range, which provides useful flexibility for a buyer who needs some transition time before taking full occupancy.

16105 Gundry Ave, Paramount

40,000 SF | $12,000,000 ($300/SF)

A clean, straightforward free-standing building in Paramount with 3,500 SF of office, 3 dock/truck wells, 3 ground-level doors, 18' ceiling clearance, and 50 parking stalls. The current tenant vacates at the end of 2026, giving a buyer a clear timeline to plan occupancy or repositioning.

Value-Add & Owner-User Opportunities

2840 E Harcourt St, Rancho Dominguez — Price Reduced

41,590 SF | $11,437,250 ($275/SF)

Rancho Dominguez industrial buildings rarely come to market, and this one recently saw a meaningful price reduction from $295/SF to $275/SF. It is in excellent condition with 8 truckwells, a ground-level ramp, fenced yard, and 22'–24' clear height. The reduction signals a motivated seller and makes this worth a serious look for a buyer in the 40,000 SF range.

201 W 138th St, Los Angeles — Price Reduced

40,385 SF | $8,750,000 ($217/SF)

Located in unincorporated Los Angeles County, which means no gross receipts tax — a meaningful ongoing cost savings for an operating business. The building features heavy power, dock-high loading, a fenced yard, and 1,200 amps. The seller recently dropped the price by $500,000, bringing it to $217/SF, which is strong value for the location and specs.

15000 S Broadway, Gardena

44,066 SF | $9,500,000 ($216/SF)

A corner location in unincorporated LA County — again, no business license tax — with two private fenced yards, dock-high and ground-level loading, and fire sprinklers. At $216/SF this is attractively priced for a Gardena address, particularly for a buyer who values the operational cost advantages of the unincorporated county jurisdiction.

1910-1920 W 144th St, Gardena — 6.0% CAP Rate

25,056 SF | $6,250,000 ($249/SF)

A two-building project totaling 25,056 SF being offered as either a sale-leaseback investment or an owner-user purchase. The 6.0% CAP rate is notably strong for the current South Bay market and makes this worth consideration from an investor standpoint as much as an occupancy standpoint. Attractive brick construction, heavy power, and minutes to three major freeways.

11220 Wright Rd, Lynwood

36,734 SF | $6,000,000 ($163/SF)

At $163/SF this is one of the lowest price-per-square-foot opportunities currently available in the broader South Bay industrial market. The multi-building site has existing sprinklered structures that a buyer can retain or demolish depending on their use case. Immediate access to the 710 and 105 freeways. Best suited for a buyer comfortable with some repositioning work in exchange for a compelling entry price.

841 E Artesia Blvd, Carson

23,601 SF | $7,670,325 ($325/SF)

A genuinely differentiated smaller building. The 170-panel solar system and EV charging infrastructure meaningfully reduce operating costs, and the 9,500 SF conditioned production area with food storage and processing capability makes it a turnkey option for a food, beverage, or specialty manufacturing user. New roof installed 2021, immediate 91 Freeway frontage, and 22' clear height round out a well-maintained asset.

All information is based on publicly available market data as of June 2026 and is believed to be accurate but is not guaranteed. Square footage, pricing, and availability are subject to change. Prospective buyers should independently verify all property details and consult their attorney, accountant, or professional advisor prior to any transaction.

If you’re searching for a functional, secure industrial yard close to the Ports of Los Angeles and Long Beach, this property at 2150-2160 Cowles Street delivers exactly what contractors, construction companies, and truck service operators need.

Located in Long Beach’s industrial corridor, the property offers quick access to the busiest port complex in the Western Hemisphere. Whether you need space for equipment staging, material storage, fleet maintenance, or daily operations tied to port activity, this yard is positioned for productivity.

Key Features

• Prime Port-Proximate Location — Excellent access to the Ports of LA and Long Beach, ideal for businesses that rely on drayage, logistics, or supply-chain efficiency.
• IG Zoning (General Industrial) — Flexible zoning that supports construction-related uses, contractor yards, equipment storage and staging, and a wide range of industrial and service operations.
• Fully Fenced & Paved Yard — Secure, gated, and ready-to-use outdoor space with substantial yard area on a 9,855 SF (0.23 acre) lot.
• Construction & Contractor Ready — Plenty of room for equipment parking, material storage, job-site staging, and truck maneuvering. The existing drive-in door (7' w × 8' h) provides indoor workspace for tools and light fabrication.
• Truck Service Potential — Well-suited for truck service, fleet maintenance, and repair operations with secure parking and easy access.
• Functional Improvements — 2,896 SF building on a yard-focused property with 7 surface parking spaces and a simple single-tenant configuration.
• High Yard Ratio — Low building coverage gives you maximum flexibility for outdoor-intensive operations.

This is a rare opportunity to secure a turnkey, port-adjacent industrial yard in Long Beach with the exact combination of security, access, and zoning that contractors and truck service businesses are looking for.

Contact me directly for the full property brochure and additional details.

Across the greater Los Angeles, Inland Empire, Orange County, and other Southern California industrial markets, elevated vacancy and softer rental conditions continue to create meaningful negotiating leverage for tenants. Landlords remain motivated to retain high-quality, creditworthy tenants rather than absorb the costs and uncertainty of vacancy and downtime.One of the most effective strategies available to tenants with time remaining on their existing leases is the Blend-and-Extend approach.

What Is a Blend-and-Extend?

A Blend-and-Extend is a mid-term lease amendment in which the tenant agrees to extend the lease term in exchange for a new blended rental rate. This rate is calculated as a weighted average of the tenant’s current contractual rent and today’s lower prevailing market rents. The result is typically an immediate or near-term reduction in the tenant’s effective occupancy cost, while providing the landlord with extended income certainty and reduced re-leasing risk.

Why This Strategy Is Particularly Relevant Now

Many Southern California industrial submarkets are experiencing elevated vacancy and downward pressure on asking rents compared to the peaks of 2022–2023. In this environment, landlords are often willing to restructure existing leases to retain strong tenants. By acting proactively—well ahead of formal renewal options—tenants can capture improved economics during this tenant-favorable period while securing longer-term rate and term stability.

Illustrative Example

Consider a tenant currently paying $1.35/sf NNN with 24 months remaining on a quality industrial facility. Current market comparables for similar space may range from $1.05–$1.20/sf NNN, depending on location, building specifications, and submarket.Through a well-structured Blend-and-Extend, the parties might agree to:

• Extend the lease by an additional 36–60 months, and
• Apply a blended rate of approximately $1.18–$1.28/sf NNN across the combined term.

This structure delivers meaningful monthly savings for the tenant while giving the landlord multi-year cash flow visibility at a rate that remains above current spot market levels.

Key Benefits

• Immediate or phased reduction in effective rent
• Longer-term rate and occupancy certainty
• Alignment of interests between tenant and landlord in a softer market
• Minimal or no capital outlay required from the tenant in many cases

When properly structured and negotiated, a Blend-and-Extend creates a genuine win-win: lower occupancy costs and greater operational predictability for the tenant, paired with extended income stability for ownership.If you are a tenant in the greater Los Angeles, Inland Empire, Orange County, or other Southern California industrial markets and would like to explore whether a Blend-and-Extend makes sense for your situation, I am happy to analyze your lease, model preliminary scenarios, and, where appropriate, engage directly with ownership on your behalf — with zero obligation.

Feel free to reach out or schedule a brief call to discuss your specific circumstances.

In 2026, America's busiest port complex — the Ports of Los Angeles and Long Beach — faces a paradox: too many trucks and not enough freight. Long-standing family-owned trucking companies that built their businesses serving these ports for decades are closing their doors.What’s driving this crisis? A toxic mix of compressed freight rates, record diesel prices, over-regulation, and market distortions that punish compliant operators while rewarding those who cut corners.

In a recent must-watch interview, Robert Loya, CEO of the Harbor Trucking Association and a 30-year industry veteran, breaks down the harsh realities facing California drayage trucking.

The Perfect Storm Hitting California Trucking

The symptoms are clear:

• Chronic overcapacity — More trucks chasing fewer loads
• Crushed freight rates — Making it nearly impossible to cover costs
• Exploding operating expenses — Especially diesel fuel
• Heavy regulatory burden — Including the Clean Trucks Initiative and Advanced Clean Fleets (ACF) Rule

Many family operators who invested heavily to comply with earlier rules now find themselves at a severe competitive disadvantage.

What Robert Loya Reveals About California’s Regulatory Environment

Robert Loya doesn’t mince words. As both a former trucker and current leader of the Harbor Trucking Association, he offers a ground-level perspective on how policy decisions are playing out in the real world.Key points from the interview:

• Clean Trucks Initiative & ACF Rule Impact: California pushed aggressively toward zero-emission vehicles (battery electric and hydrogen). However, the technology, infrastructure, and economics weren’t ready for long-haul drayage runs to the Inland Empire, Central Valley, Las Vegas, and Arizona.
• Compliance Penalty: Companies that tried to follow the rules faced massive new truck payments, higher insurance, and operational limitations. Meanwhile, competitors who waited out the uncertainty gained an advantage when parts of the ACF Rule faced legal challenges and waiver issues.
• Transitional Technologies: Loya discusses biodiesel and cleaner diesel as realistic bridge solutions that were largely sidelined by an “all-or-nothing” regulatory approach.
• AB 5 and Labor Rules: Additional layers of California-specific regulations compounded the pressure on independent operators.

The result? Accelerated industry consolidation where larger players absorb market share while small and mid-sized family businesses exit.

Why This Matters Beyond Trucking

The Ports of LA and Long Beach handle a massive portion of U.S. imports and exports. Disruptions here don’t stay local — they ripple through national supply chains, raising costs for consumers and businesses everywhere.When compliant operators are forced out, it creates:

• Reduced service reliability
• Higher long-term logistics costs
• Job losses in communities dependent on port-related employment
• Questions about whether current environmental policies deliver genuine progress or just shift burdens

Key Takeaways for Logistics Professionals and California Businesses

1. Market Reality Check: Overcapacity remains a dominant issue. Rate recovery depends on broader economic improvement and cargo volume returning to pre-downturn levels.
2. Regulatory Uncertainty: Even with recent pauses or changes to ACF provisions, new iterations are likely coming. Planning and education around zero-emission transitions remain critical.
3. Competitive Advantage: Operators who balance compliance with financial sustainability will be best positioned for the next cycle.
4. Call for Balanced Policy: Good intentions for cleaner air must be paired with practical timelines, viable technology, and infrastructure development.

The Road Ahead for California Drayage Trucking

Robert Loya remains optimistic about collaboration between industry and regulators but stresses the need for realistic transition pathways.As California continues its environmental leadership, the question remains: Can the state achieve its clean air goals without devastating the small businesses that form the backbone of its port operations?

Watch the full interview with Robert Loya here:

Too Many Trucks, Not Enough Freight | Robert Loya Interview

Your client has a great commercial listing opportunity. But as a licensed residential broker or agent, you may not feel fully equipped to market it, negotiate the deal, or navigate the complexities of commercial real estate. At the same time, you don't want to walk away from a great potential deal.

I have a simple, win-win solution for you.

I will team up with you on a 50/50 commission split. You keep half the commission while I handle everything on the commercial side:

• Professional commercial real estate marketing and exposure
• Targeted outreach to qualified occupiers and investors
• Transaction management
• All the heavy lifting so you can focus on what you do best

I will also team with licensed attorneys on commercial real estate opportunities as well.This partnership allows you to maximize your earnings without the risk or time investment of going it alone on a commercial transaction. I bring the expertise, resources, and Lee & Associates platform to get the property sold or leased faster and at the best possible terms.

Why Partner With Me?

• Deep commercial real estate experience in the Southern California market
• Strong network of investors, developers, and corporate tenants
• Proven track record of successful commercial transactions
• Transparent 50/50 split

If this opportunity sounds interesting and you’d like to learn more, I’d be happy to jump on a quick call and walk you through the process.

Contact me today — let’s work together and make sure you (and your client) get the best results on this commercial listing.

Are you looking for a versatile, move-in-ready industrial space in the heart of the South Bay? This ±5,000 SF warehouse at 15224 S Figueroa St, Gardena, CA 90248 delivers the perfect combination of functionality, location, and value for growing businesses.

Property Highlights at a Glance

• Total Size: ±5,000 SF
• Office Area: ±500 SF
• Bonus Mezzanine: ±450 SF (unfinished)
• Clear Height: 15’
• Loading: One 13’ x 14’ ground-level loading door
• HVAC: Climate-controlled warehouse throughout
• Restrooms: Two on site
• Yard: Fenced and paved yard area
• Lease Terms: 3–5 years, $1.60 PSF/Mo Gross Lease Rate

This well-maintained industrial property is ideal for warehouse, distribution, light manufacturing, and select high-end automotive-related uses.

Standout Features for Business Efficiency

The space features excellent functionality with a large open warehouse floor, high 15-foot clear height, and a ground-level loading door that makes receiving and shipping straightforward. The ±500 SF office area provides comfortable administrative space, while the additional ±450 SF unfinished mezzanine offers flexible storage or expansion potential.Racks may be available, helping new tenants hit the ground running with minimal setup costs. The entire warehouse is climate-controlled with HVAC, protecting inventory and ensuring year-round comfort for staff. Two restrooms and a fenced, paved yard complete the practical layout.Floor Plan Overview: The efficient design includes dedicated office space, two restrooms, and a expansive warehouse area with direct access via the ground-level door. (Measurements are approximate — verify independently as standard practice.)

Exceptional Location Advantages

Situated on a high-visibility, high-traffic corner, this property stands out to customers, suppliers, and employees alike. The location in unincorporated Los Angeles County means no city business tax — a significant cost-saving advantage compared to many neighboring areas.Easy access to major freeways (including the 110, 105, and 91) makes logistics smooth for distribution and service-oriented businesses. The surrounding area supports a wide range of industrial and commercial operations.

Why This Gardena Industrial Space Stands Out

• Move-in ready with existing infrastructure
• Flexible uses (including high-end automotive)
• Cost-effective gross lease structure
• Strong visibility and accessibility
• Bonus mezzanine and potential racking
• Professional management with local expertise

Whether you’re a distributor, e-commerce operator, contractor, or automotive specialist, this 5,000 SF space offers the room and features to scale efficiently in a prime South Bay location.

Schedule Your Tour Today

Don’t miss this opportunity to secure a high-quality industrial space in Gardena. Virtual tour available — contact us for more details or to arrange an in-person viewing.

Ron Mgrublian, MBA

DRE LIC 01903882

rmgrublian@leelab.com

562.354.2537

Patrick Reddy

DRE LIC 01901872

preddy@lee-re.com

818.933.0348

Lee & Associates – Los Angeles / Long Beach

This ±5,000 SF industrial space for lease at 15224 S Figueroa Street represents an excellent opportunity in the Gardena market. All information is based on current marketing materials and is subject to verification by the tenant.

Q1 2026 U.S. Industrial Market Report: Key National Insights

The U.S. industrial real estate sector continued its shift toward normalization in the first quarter of 2026. After several years of exceptionally strong demand and tight supply, the market is adjusting to more balanced conditions as new deliveries outpace tenant growth in many areas.

At Lee & Associates, our research team has analyzed the latest data to provide a clear picture of national trends. This report highlights the current state of the market and what it means for investors, developers, and occupiers.

National Overview: Moderating Demand Meets Rising Supply

• Absorption Slows: U.S. net absorption reached 32.8 million SF in Q1 2026 — just 0.2% of the 19.3-billion-SF national inventory. This represents the lowest rate of tenant growth in more than a decade (outside of the brief Q2 dip tied to initial tariff announcements).
• Vacancy Rises: Overall vacancy rose to 7.5%, nearly doubling since 2022 as supply growth has exceeded demand.
• Logistics Segment: Logistics buildings (which comprise 68% of total U.S. industrial inventory) posted an 8.4% vacancy rate.
• Demand Trends: The market has now recorded three consecutive years of weaker tenant demand. Full-year 2025 net absorption was 122 million SF — less than half the pre-pandemic annual average.
• Supply Dynamics: The record development wave is nearing its end. While new deliveries have peaked nationally, several Sunbelt and Midwest markets with fewer land constraints continue to see significant supply surges that may require more than two years to absorb.
• Leasing Activity: Overall leasing volume (excluding renewals) has cooled from peak levels, though select markets have shown modest improvement.

A Notable Bright Spot: Smaller Spaces

Demand for smaller industrial buildings remains robust. The sub-5% vacancy rate in facilities up to 50,000 SF stays near pre-pandemic levels. These spaces leased much faster last year (average marketing time under five months) compared with larger blocks (6+ months for 50k–100k SF and more than eight months for spaces over 100k SF). Local service users — contractors, HVAC companies, and similar trades — continue to drive steady demand for well-located small and multi-tenant product.

Key Takeaways for 2026

• Vacancy has normalized significantly from pandemic lows but remains well below levels that would signal broad distress.
• Rent growth has flattened to virtually nil in most markets as availability has increased.
• Smaller, well-located assets continue to outperform larger big-box logistics product.
• Development is slowing, which should gradually improve the supply-demand balance over the next 12–24 months.
• Markets with heavy speculative deliveries face longer absorption timelines, while infill and smaller-bay locations generally remain healthier.

What This Means for Investors and Occupiers

This normalization creates a more tenant-friendly environment in many segments, particularly for larger logistics users, while smaller multi-tenant and local-service-oriented spaces remain competitive. Opportunities exist in well-located assets, value-add plays, and markets where supply is better aligned with demand.

Why Lee & Associates

With a national network of offices and a unique shareholder-operated model, Lee & Associates combines deep local market expertise with broad national reach and resources. Our teams deliver data-driven insights, seamless execution, and aligned interests to help clients navigate changing conditions.

For a full copy of the Q1 2026 U.S. Industrial Market Report (including comprehensive tables on vacancy, rents, sale prices, cap rates, absorption, and construction activity), contact Ron Mgrublian at Lee & Associates directly.

Lee & Associates Research — Trusted intelligence for commercial real estate decision-makers nationwide.

The San Gabriel Valley (SGV) industrial market showed signs of softening in the first quarter of 2026 after a period of steady improvement throughout 2025. For businesses, investors, and industrial real estate stakeholders in the greater Los Angeles area, understanding these shifts is critical for making informed decisions in one of Southern California’s key logistics and manufacturing hubs.

Key Highlights from the Q1 2026 SGV Industrial Market

• Vacancy Rate: Rose to 6.0% in Q1 2026, up from 4.5% in Q4 2025 and 5.8% in Q1 2025.
• Net Absorption: Turned negative at -1.06 million square feet over the trailing 12 months.
• Asking Rents (NNN): Increased quarter-over-quarter to $15.84 per square foot, though still below the $16.68 recorded a year earlier.
• Construction Pipeline: Continued to taper, with 310,295 square feet under construction — a positive signal that should help moderate future supply pressure.
• Sale Prices: Averaged $300.00 per square foot, with cap rates holding steady at 5.20%.

Despite the quarterly uptick in vacancy and negative absorption, the overall market remains relatively healthy compared to historical norms, with limited new supply coming online.

Market Indicators Trend (Q1 2025 – Q1 2026)

Source: Lee & Associates Q1 2026 Industrial Market Overview

What’s Driving the Market?

The negative net absorption in the trailing 12 months indicates that more space became available than was leased during this period. This contributed to the vacancy increase from the very tight 4.5% level at year-end 2025. However, the quarter-over-quarter rise in asking rents suggests landlords are still holding firm on pricing in a competitive environment.Construction activity slowing to just over 310,000 square feet is encouraging. Reduced future deliveries should prevent a significant oversupply and help stabilize vacancy rates later in 2026.

Notable Transactions in Q1 2026

Top Sales:

• 16253-16293 Gale Avenue, Industry, CA – 124,282 SF sold for $59.4 million ($478.15 PSF) to Aypa Power from ABI Properties, Inc. (Class B)
• 13001 Temple Avenue, Industry, CA – 56,496 SF sold for $15.95 million ($282.32 PSF)
• 250 E. Bonita Avenue, Pomona, CA – 29,960 SF sold for $9.625 million

Top Leases:

• 1025 N. Todd Avenue, Bldg 1, Azusa, CA – 159,067 SF leased to Global Courier Express, Inc.
• 505 S. 7th Avenue, Industry, CA – 120,000 SF logistics lease
• 4818 4th Street, Irwindale, CA – 94,560 SF to Horizon Tires

These transactions demonstrate continued demand from logistics, courier, manufacturing, and specialized industrial users in core SGV submarkets like Industry, Azusa, and Irwindale.

Outlook for San Gabriel Valley Industrial Real Estate

While Q1 2026 reflected some cooling, the San Gabriel Valley remains a vital component of the broader Los Angeles industrial market. Its strategic location, access to major transportation corridors, and established industrial base continue to attract tenants and investors.Lower construction deliveries should provide a buffer against further vacancy spikes. Tenants seeking quality space may find more negotiating room in the near term, while investors focused on value-add or core assets could uncover opportunities amid the current softening.

Get the Full Q1 2026 San Gabriel Valley Industrial Report

For the complete report, detailed charts, additional submarket data, and personalized market insights tailored to your specific needs, contact me directly.

Ron Mgrublian

Lee & Associates 

Lee & Associates provides comprehensive commercial real estate services across the Los Angeles region with deep expertise in industrial properties.

Related Searches:

San Gabriel Valley industrial market report • Los Angeles industrial vacancy rates 2026 • SGV warehouse leasing • Industry CA industrial sales • Pomona industrial real estate trends

Note: Market data reflects Q1 2026 statistics as reported by Lee & Associates Research.

Orange County’s industrial market showed encouraging signs of stabilization in the first quarter of 2026, recording positive net absorption for the second straight quarter.

After 11 consecutive quarters of declining demand totaling nearly 9.5 million square feet, the county posted +540,161 SF of net absorption in Q1. This improvement, led by modest tenant expansion in the Airport and West County submarkets, is welcome news for both property owners and business occupiers.

Key Highlights from the Q1 2026 Report:

• Vacancy Rate: Rose slightly to 6.30% (still well below the national average of 7.5%)
• Average NNN Asking Rent: $18.12 PSF (modest softening from $18.36 in Q4 2025)
• Sale Prices: Increased to $362 PSF, up from $314 PSF last quarter
• Cap Rates: Compressed to 4.84%, reflecting continued strong investor demand
• Under Construction: Dropped sharply to 840,178 SF as new speculative development slows

The county’s total inventory now stands at 305.3 million SF. While available space has increased significantly since 2022 due to new deliveries, the return of positive absorption suggests demand is beginning to catch up with supply in certain areas.

Notable Q1 Transactions:

Top Sales:

• 576,234 SF portfolio at 200 & 250 S. Kraemer Blvd, Brea – Sold for $139 million ($241 PSF)
• 195,617 SF at 415 & 1425 S. Acacia Street, Fullerton – Sold for $46.6 million
• 93,750 SF at Aliso Creek Road, Aliso Viejo – Sold for $41.05 million ($438 PSF)

Top Leases:

• 229,422 SF in Fullerton to Houdini, Inc.
• 132,503 SF in Santa Ana to Cubework
• 100,784 SF in Anaheim to Hyper Solutions, Inc.

What This Means for Owners and Occupiers

For property owners and investors: Rising sale prices and compressing cap rates demonstrate that investor appetite for Orange County industrial assets remains healthy, even in a higher interest rate environment. However, with more vacant space available, leasing velocity and rental growth will require targeted marketing and competitive positioning.

For occupiers and tenants: The current environment offers more options and slightly softer rental rates than the tight market of recent years. Businesses looking to expand or relocate may find improved negotiating leverage, especially in newer or well-located buildings.

Local business leaders continue to highlight geopolitical tensions (including the war with Iran), rising fuel costs, inflation, and interest rates as the biggest challenges facing area companies.

Want the full Q1 2026 Orange County Industrial Market Report?

As a local industrial specialist with Lee & Associates, I have the complete report with detailed submarket breakdowns, additional transaction data, and deeper analysis. Whether you’re an owner evaluating your portfolio, planning a sale, or an occupier considering expansion or relocation, I’d be happy to provide you with a complimentary copy and discuss how these trends impact your specific situation.

Contact me today to request your copy of the full report and to get a personalized market update tailored to your needs.