Ron Mgrublian

Principal
Commercial Real Estate Brokerage Services
CalDRE#: 01902882

Testimonials image
This is what clients had to say:

“Ron Mgrublian did an amazing job marketing our property... He was able to find us a suitable buyer and negotiated a good agreement for both parties. We intend to use Ron for all our future Commercial Real Estate needs. We highly recommend him.”

- Hani Nassif, Win Properties (Represented Seller)

"Ron Mgrublian was the perfect agent in so many ways, he had a positive effect on financial results, great engagement with inquires, and he managed to work well with a dual agent representation for seller and buyer. Went the extra mile for me and made us all satisfied with the outcome."

- Bobbi Allen, Allen Properties (Represented Seller & Buyer)

"I have worked with Ron for over 6 years on a few real estate deals from selling my commercial property to renting warehouses, he has always been available to me and a pleasure to work with! I highly recommend Ron!

- Chris McAlister, CBM Trading (Represented as Seller and Tenant)

"I had never met Ron in person when I hired him to list my commercial building in the city of Paramount for lease. This, to me, was beyond unusual, but I had little choice since I was out of state and needed to get it listed as soon as possible. I was very concerned as I had to rely on word-of-mouth from some associates and hoped against hope that it would turn out okay. My concerns were quickly eliminated.

Ron quickly created a professional listing, put signage on the site, and began full marketing of the property. Within days we had a tremendous amount of interest and Ron diligently conducted tours.

Because my criterion for an occupant was rather stringent, many possible tenants were turned away. The city also had their requirements which eliminated other possibilities. Ron never wavered and continued on course until we found a tenant that fit the bill on all counts.
None of this could have happened without Ron's easy-going demeanor, excellent communication skills, and committed persistence. His navigation of lease negotiation and problem solving is second to none.

Throughout, he has been kind and courteous and beyond flexible-- taking care of issues that arose even when they were outside the normal line of duty for a Real Estate professional.
In short, I could not be happier and would recommend Ron to anyone and everyone that needs a Commercial Realtor.

He is clearly in a class of his own."

- Derek Douglas, Douglas Trust (Represented Landlord)
  • 5000 East Spring Street, Long Beach, CA, USA
  • Suite 600
22Apr

The first quarter of 2024 Industrial Real Estate Report is out for the Orange County market.

  • Easing tenant demand has led to a significant increase in available industrial space in Orange County.
  • Total available space has almost doubled, reaching 18 million square feet over the last 18 months.
  • Both direct and sublet space have contributed to this increase, with sublet space nearly doubling to 3.3 million square feet.
  • New construction has also played a role, adding 2.6 million square feet of space last year.
  • As a result, the countywide vacancy rate has risen from a record low of 1.8% in Q4 2022 to 4.1% by the end of Q1.
  • Negative net absorption was observed in three out of four major submarkets in the county during Q1.
  • Rent growth has slowed to 2.5% year over year, offering some relief to Orange County tenants.
  • The current triple-net county average rent is $1.66 per square foot, reflecting a 126% increase over the past decade.
16Apr

The first quarter 2024 industrial real estate market report is out for the greater Los Angeles area.

Here are a few of the important points from the quarterly update on the greater Los Angeles industrial real estate market: 

  1. Market Conditions:
    • Vacancies and availability increased across all submarkets.
    • Lease rates experienced a decrease.
    • Sales and leasing activity hit historic lows.
    • Construction starts diminished.
  2. Employment and Wage Trends:
    • Unemployment rate fell to 3.8%, with a slight increase in labor force participation rate.
    • Average hourly earnings rose by 4.1% year-over-year, surpassing inflation.
  3. Inflation Concerns:
    • Inflation measures remain elevated, with growing worries that the disinflation process has stalled.
    • CPI report indicates inflation surpassed forecasts, with both month-over-month and year-over-year increases.
  4. Economic Growth:
    • Economy grew by 2.5% on an annual basis at the end of 2023.
    • Forecasted GDP growth for Q1 2024 is around 2.4%.
  5. Investor Sentiment and Market Behavior:
    • Cautious investor sentiment due to uncertainty over potential federal interest rate cuts and geopolitical challenges.
    • Opportunities for owner-occupiers to acquire buildings with less competition from institutional investors.
    • Smaller buildings sought after via SBA loans and conventional financing, but with stringent oversight from lenders.
  6. Tenant Trends and Industrial Real Estate:
    • Lease renewals becoming more prevalent among tenants.
    • Tenants increasingly subletting unused space.
    • Despite market corrections, industrial real estate remains sought after, driven by barriers-to-entry and demand for newer, functional space in infill Southern California markets.

The report ends with a note that the Port of Long Beach and Port of Los Angeles are seeing higher volumes.  With West Coast labor concerns resolved and issues at the Panama Canal (drought), Red Sea (safety), East Coast labor negotiations and now Baltimore (FSK Bridge Collapse) expect this trend to continue.

10Apr

The ±14,1222 SF warehouse at 2825 Seaboard Lane in Long Beach, CA is now available for lease.

PROPERTY DETAILS

Available: ±14,122 SF Industrial Warehouseon ±31,561 SF of Land

Rate: $1.68 / SF Gross

Term: 1-3 years

Zoning: IG

APN#: 7121-011-025

• Two (2) Dock High and One (1) Ground Level Doors

• 17’ Minimum Clearance Height

• 800 Amps, 277/480 Volts, 3 Phase

• Large Fenced / Paved Yard

• 24 Parking Stalls

09Apr

The ±39,600 SF Fenced Yard at 1910 Huntington Dr in Upland, CA is not available for lease.

Available: ±39,600 SF of Land

Asking Rate: $0.35 /SF Gross ($13,860/Mo)

Zoning: B/R-MUTerm: One (1) Year

• Fenced yard

• Light Industrial uses

• Water and power available

• Prior Tenant Parked Trucks

• Close to 10 and 210 Freeways

04Apr

The fenced and partially paved yard space at 353 La Mesa St in Pomona, CA is available for lease.

AVAILABLE: ±43,560 SF to±142,879 SF Land

APN#: 8326-009-013, 014, 016, 017, 021

ZONING: M1 & Corridors Specific Plan

• Multiple Sizes Possible

• Partially Paved

• Water & Trash Available

• Close to 10, 71 and 60 Freeways

19Mar

Development Opportunity available at the 4.2 acre site at 2403 E. 223rd St. in Carson, CA

Available: ±182,746 SF / ±4.2 acres of Land

Price: $9.8M

Zoning: Commercial Automotive

APNs: 7315-012-002, & 7315-012-804

 Carson Auto Row

Permitted Uses Include Sales, Service, Rental & Leasing of*:  Automobiles, Recreation Vehicles, Trucks, Motorcycles Permitted Uses Click Here

• Low Business License Fees & Utility Taxes

• Freeway Visibility: ±310,000 Average Daily Volume

*Provided special limitations

02Feb

The Industrial Market Report for the San Gabriel Valley Submarket of Los Angeles in the Fourth Quarter of 2023.

During the fourth quarter of 2023, the San Gabriel Valley Industrial Submarket of Los Angeles experienced a continuation of the trend where available space increased once again, marking a significant factor in the local industrial real estate landscape. This rise in available space suggests potential shifts in market dynamics, such as increased supply or adjustments in tenant demand, influencing the overall vacancy rates in the submarket. 

The submarket faced a minor setback in terms of average rents, which decreased by $0.07 to $1.56 NNN (Triple Net Lease). This decrease may be attributed to the delicate balance between supply and demand, tenant negotiations, and broader economic factors that impact the pricing dynamics of industrial properties in the San Gabriel Valley. 

Within the Pomona Industrial Market, warehouse buildings in the fourth quarter of 2023 had an average sale price of $308.76 per square foot (PSF). This figure provides valuable insights into the local market's pricing dynamics, reflecting the perceived value of industrial properties in Pomona during that specific quarter. 

In the neighboring City of Industry, the average sale price per square foot for warehouse buildings stood higher at $351.68. This higher price point suggests that the City of Industry maintained a premium position within the San Gabriel Valley, potentially due to factors such as strategic location, specialized facilities, or a higher level of demand in that specific submarket. 

Looking at the San Gabriel Valley Industrial Market as a whole, the average sale price settled at $304.52 PSF during Q4 of 2023. This comprehensive figure encompasses the performance of various submarkets within the San Gabriel Valley, highlighting the overall pricing trend for industrial properties across the region. 

In summary, the fourth quarter of 2023 witnessed an increase in available space in the San Gabriel Valley Industrial Submarket, coupled with a slight decrease in average rents. The variations in average sale prices across specific markets, such as Pomona and the City of Industry, add complexity to the overall real estate landscape. Stakeholders and investors may find value in analyzing these trends to make informed decisions in response to the evolving dynamics of the San Gabriel Valley's industrial real estate market.

29Jan

The Industrial Real Estate market report for Orange County in the 4th quarter of 2023.

The industrial real estate landscape in Orange County has experienced a notable shift in the fourth quarter of 2023, marked by a noticeable impact on rental dynamics. The moderation in tenant demand has contributed to a increase in vacancy rates during this period thereby leading to a deceleration in rent growth. This shift in market dynamics has implications for both property owners and tenants, shaping the overall economic landscape of the region. 

One of the noteworthy industrial real estate transactions during Q4 of 2023 was the acquisition of 7050 Village Drive in Buena Park, CA, by Buchanan Street Partners. This move underscores the strategic investment decisions being made in response to the evolving market conditions. Additionally, Home & Body Co.'s leasing of 5800 Skylab Road in Huntington Beach, CA, reflects ongoing activity with industrial real estate warehouse buildings, albeit with a focus on leasing arrangements. 

Analyzing specific areas with Orange County warehouse and industrial properties, the sales prices have exhibited distinct trends. Huntington Beach, for instance, has seen an average price of $380.00 per square foot (PSF) over the past year. This figure provides valuable insights into the relative strength of the market in this particular locale. In comparison, Garden Grove has experienced a slightly lower average sale price at $320.00 PSF, indicating variations in the pricing dynamics across different parts of the county. 

Furthermore, lease rates with Orange County industrial properties averaged $1.58 per square foot during the fourth quarter of 2023. This figure serves as a benchmark for property owners and tenants alike, offering a glimpse into the prevailing economic conditions shaping leasing negotiations. The asking lease rates provide crucial information for businesses seeking commercial spaces, influencing decisions on location and affordability. 

In summary, the industrial real estate landscape in the Orange County market is adapting to changing demand patterns, with notable transactions and pricing trends providing valuable insights for industry stakeholders. As the market navigates through these shifts, strategic decision-making and a nuanced understanding of local dynamics will continue to be key elements for success in the region's real estate sector.

23Jan

The 4th quarter of 2023 Los Angeles - Long Industrial Real Estate Market Report.

1. Vacancy Rate Increase in South Bay Industrial Market: 

  • The South Bay Industrial market has experienced a year-over-year increase of 250 basis points in vacancy rates, reaching 3.9%.
  • This uptick suggests a change in the demand and supply dynamics within the industrial sector of the South Bay.

 2. Sublease Transactions in Industrial Leasing: 

  • Out of the 87 industrial lease transactions in the 4th quarter, 17.2% were sublease transactions.
  • The prevalence of subleases in the industrial sector underscores a strategic approach by tenants, potentially driven by the need to optimize existing space or adjust to evolving operational requirements.

 3. Tenant Responses to Scarcity in Industrial Spaces: 

  • Faced with continued scarcity, many industrial tenants in the South Bay have chosen to renew existing leases or implement efficiency measures within their current space.
  • This strategic response has contributed to a cooling effect on the market, leading to a 3.2% year-over-year decrease in industrial lease rates.

 4. Larger Decline in Industrial Lease Rates for Direct Spaces: 

  • The industrial lease rates for direct spaces have seen a larger quarter-over-quarter decline of 11.25%.
  • This pronounced decrease indicates heightened competition and negotiation dynamics in the industrial leasing market, likely influenced by increased vacancy rates and tenant strategies.

 5. Landlord Concessions in Industrial Leasing: 

  • The decline in industrial lease rates and the competitive landscape have prompted landlords to make some concessions to facilitate deals.
  • Concessions may include adjustments in terms, incentives, or other favorable arrangements to attract and retain industrial tenants.

 6. Industrial Sales Transactions: 

  • Industrial sales transactions have experienced a decline in the average number, dropping from a quarterly average of 20 to 13.
  • Additionally, both the average and median industrial asking sales prices have decreased quarter over quarter, reflecting a softening in the industrial sales market.

 7. South Bay Industrial Market Positioning: 

  • Despite the observed trends, the South Bay Industrial market remains 4.4% below the 20-year national average industrial vacancy rate.
  • The areas surrounding the port continue to be more optimal for most Industrial operations, indicating a sustained high demand in the foreseeable future.

 8. Additional Reports for Midcounties, Central (Los Angeles), and Inland Empire Industrial Markets: 

  • The report includes insights into the other industrial markets of Midcounties, Central (Los Angeles), and Inland Empire, providing a comprehensive view of the broader industrial landscape in the region.

In summary, the South Bay Industrial market is navigating through changes with increased vacancy rates, strategic tenant responses, and shifts in leasing and sales dynamics. Despite these trends, the market remains below the national average industrial vacancy rate, with certain areas, particularly around the port, expected to continue experiencing high demand. The inclusion of reports for other industrial markets enhances the overall understanding of the industrial real estate landscape in the region. If you have specific questions or would like to explore particular aspects further, feel free to let me know!

11Jan

Some of my recent commercial real estate transactions and available properties from the Pomona, Montclair & Upland California areas.

09Jan

The 20,400 SF site in Upland, California was leased, contact Ron Mgrublian for more information.

  • Paved and Fenced Yard
  • Light Industrial Uses
  • Water and Power
  • 1,964 SF Building
  • Close to 10 and 210 Freeways
04Jan

The ±4,000 SF Industrial Warehouse Property at 6309 Alondra Blvd, Paramount is now leased!

• ±4,000 SF part of a Larger Building

• Gated Secure High Image Business Park

• 3 Ground Level Doors

• 18’ Clear Height

• 2 Bathrooms

• Zoning: M-1

• 200 Amps Power

• Minutes to 91, 710, & 105 Freeways