Southern California Industrial Real Estate Broker

Only a handful of sites over three acres located directly next to an electrical substation are available for sale or lease in Southern California — and only one sits in the infill portion of the LA metro market. As energy-intensive uses such as electric vehicle (EV) charging stations (fleet-scale and consumer) and battery storage continue to ramp up, sites such as these become increasingly strategic. Below are my top picks in Southern California. Contact me for more information.

#1 — 2403 E. 223rd Street, Carson, CA 90810

For Sale or Lease | ±4.2 Acres (±182,746 SF) | LA Infill | Commercial Automotive | I-405 Freeway Frontage

This is the standout entry on this list — the only substation-adjacent, 3+ acre site available for sale or lease within the infill LA metro market. Situated on Carson's Auto Row with direct I-405 Freeway visibility and proximity to the SCE Hinson Substation, this site is purpose-built for high-power-demand uses.

• Sale Price: $9,685,538 ($53.00 PSF)
• Lease Rate: $0.37/SF NNN ($67,000/month)
• Zoning: Commercial Automotive (CA) — auto dealer & service, EV charging & fleet operations potential
• Freeway Traffic: 264,000–310,000+ average daily vehicles
• Power: Electric available; close to SCE Hinson Substation
• APN: 7315-012-002 & 7315-012-804

What makes this site unique is the combination of infill location, substation proximity, freeway visibility, and zoning flexibility. Fleet EV charging requires large flat land and reliable high-amperage power — a pairing nearly impossible to find this close to the urban core.

View Full Listing Details

#2 — 1500 Crafton Avenue, Redlands, CA 92373 (Seven W's Business Park)

For Lease | ±10 to ±61.63 Acres Available | Inland Empire East | On-Site Substation

A former manufacturing campus in Redlands with an on-site 5,000 KVA substation and 300,000 SF of existing small bay industrial buildings. Thirty-three acres are immediately available for lease, with up to 61.63 acres divisible for the right user. Paved and improved, this site is well-suited for contractors, auto/trailer storage, and energy-intensive industrial operations.

• Lease Rate: TBD
• Available: 33 acres immediately; up to 61.63 acres total
• On-Site Power: 5,000 KVA substation
• Zoning: M-1
• Existing Buildings: 300,000 SF small bay industrial
• APN: 0168371090000

#3 — I-10 & Hobson Way, Blythe, CA 92225

For Sale | ±376 Acres | Riverside County | SCE Substation On Property

A large-scale energy and industrial land opportunity adjacent to Blythe Airport and the Blythe Energy Center, a 520-megawatt natural gas-fired power facility. An SCE substation sits directly on the property. I-10 Freeway frontage provides strong visibility and logistics access, and proximity to the Colorado River positions this site well for water-intensive industrial and energy uses.

• Sale Price: $2,445,755 ($0.15 PSF)
• Available: ±376 acres
• Power: SCE substation on property
• Zoning: W210, W-2-5, A-1-10
• Adjacent: Blythe Energy Center (520 MW), Blythe Airport
• APN: 821-120-042; 043; 044; 048; 050; 824-090-028; 824-101-014

#4 — NW of Substation Road & Power Line Road, Blythe, CA 92225

For Sale | ±160 Acres | Riverside County | 1/3 Mile from Colorado River Substation

Named for its proximity to power infrastructure, this 160-acre parcel sits one-third of a mile from the Colorado River Substation with high-voltage transmission lines crossing the site. Identified as an ideal solar farm location, it also carries potential for energy storage and alternative energy development. Six miles from Blythe Airport.

• Sale Price: TBD
• Available: ±160 acres
• Power: High-voltage transmission lines on site; 1/3 mile to Colorado River Substation
• Zoning: W-2-10
• APN: 879080010

#5 — SW of 130th Street & Avenue J, Lancaster, CA 93536

For Sale | ±71.7 Acres | LA County Outlying Area | Near SoCal Edison Substation

Located in the Del Sur area of Lancaster, this 71.7-acre parcel sits less than 200 feet west of an LA-DWP utility easement and approximately 3.5 miles from a SoCal Edison substation and transmission lines. Essentially flat topography makes it suitable for solar, alternative energy, agricultural, mitigation, or conservation uses.

• Sale Price: $537,750 ($0.17 PSF)
• Available: ±71.7 acres
• Power: Less than 200' from LA-DWP utility easement; ±3.5 miles to SCE substation
• Zoning: A-2-2
• APN: 3267-023-029; -025; -015; -016

Why Substation-Adjacent Sites Matter Now

The electrification of commercial transportation is accelerating. Fleet operators — logistics companies, delivery services, transit agencies — require large parcels with immediate access to high-capacity electrical infrastructure. Consumer-facing EV charging hubs and grid-scale battery storage facilities share the same constraint: land plus power.

Southern California's infill market has almost no remaining large vacant parcels. Sites adjacent to substations are scarcer still. As utility interconnection queues lengthen and permitting timelines for new substation infrastructure stretch out, properties already located next to existing substations carry a structural advantage that will only grow over time.

Contact Ron Mgrublian

Ron Mgrublian, Principal

Lee & Associates Los Angeles – Long Beach

CalDRE# 01902882

562-354-2537 | rmgrublian@leelalb.com

5000 E Spring St, Suite 600, Long Beach, CA 90815

Published: June 27, 2026 | Author: Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Category: Industrial Investment, Market Report

Overview: SoCal Industrial Investment Opportunities in 2026

The Southern California industrial investment market continues to offer compelling opportunities for buyers seeking income-producing warehouse and light industrial assets. From the San Gabriel Valley to Orange County and the South Bay, leased industrial buildings with strong cap rates remain a preferred vehicle for 1031 exchange buyers, private investors, and owner-users looking to build long-term equity.

This report highlights currently available industrial investment properties across Los Angeles County, Orange County, and surrounding submarkets — with a spotlight on a standout freeway-visible asset in Irwindale with billboard and RV income.

⭐ Featured Listing: 2350 Central Ave, Irwindale, CA 91010

Price: $7,000,000 | Price/SF: $291.67 | Building SF: 24,000 SF | Land SF: ±102,502 SF

Cap Rate: 5.7% | Zoning: M2 | Clear Height: 14'–15' | Power: 800 Amps

Co-listed by Ron Mgrublian, Lee & Associates Los Angeles – Long Beach | Ed Matevosian & Jenny Eng, CBRE

📞 562-354-2537 | ✉️ rmgrublian@leelalb.com

This is one of the most strategically positioned industrial investment properties currently available in the San Gabriel Valley submarket. Situated directly adjacent to both the 605 and 210 Freeways, 2350 Central Ave in Irwindale delivers rare freeway visibility combined with three distinct income streams: building income, RV storage income, and billboard income.

Key Investment Highlights:

• 5.7% Cap Rate — strong in-place return for the 210 Corridor submarket
• Three income sources: building rent, RV/outdoor storage, and billboard revenue
• Freeway-adjacent location — immediate access to the 605 and 210 interchange, serving the broader SGV and Inland Empire West logistics corridor
• ±102,502 SF of land — significant land-to-building ratio with potential for outdoor storage, expansion, or repositioning
• ±3,700 SF of office included within the 24,000 SF building
• Excellent 1031 exchange upleg candidate — stabilized income, strong location, and M2 industrial zoning

For investors seeking income diversity beyond a standard single-tenant NNN lease, this property is unusually well-positioned. The combination of freeway exposure, land mass, and multiple revenue streams creates a defensible investment profile that is difficult to replicate in this corridor.

Contact Ron Mgrublian directly to request financials, an offering memorandum, or to schedule a tour.

Southern California Industrial Investment Market Snapshot — June 2026

Below is a curated summary of currently available industrial investment properties across SoCal submarkets, ranging from $1.999M to $14.24M.

San Gabriel Valley

24-98 N San Gabriel Blvd, Pasadena, CA 91107

San Gabriel Valley | 29,868 SF | $14,240,000 ($476.76/SF)

A 100% leased investment with 2,600-amp heavy power, 15' clear height, fire sprinklers, and 44 parking stalls. Strong infrastructure for an owner-investor seeking a stabilized, fully occupied asset in Pasadena's established industrial corridor.

1911 Walker Ave & 1900 S Myrtle Ave, Monrovia, CA 91016

San Gabriel Valley | 44,550 SF | $13,000,000 ($291.81/SF) | Cap Rate: 5.8%

A net lease investment featuring a NASDAQ-listed tenant with 4.5 years remaining on lease plus one option. The same tenant has occupied these two adjoining buildings since approximately 1985 — a rare indicator of tenant stability. ISO7-certified lab/manufacturing build-out with 2,000-amp heavy power.

2350 Central Ave, Irwindale, CA 91010 (See Featured Listing above)

210 Corridor | 24,000 SF | $7,000,000 | Cap Rate: 5.7%

Los Angeles

351 S Avenue 17 & 338 S Avenue 16, Los Angeles, CA 90031

Los Angeles | 41,158 SF | $11,300,000 ($274.55/SF) | Cap Rate: 5.26%

A 100% leased multi-tenant industrial property with three-street frontage and 1,800-amp estimated power. With UV zoning and future development potential, this is a notable 1031 exchange candidate for investors seeking both current income and long-term upside.

416-420 E 11th St, Los Angeles, CA 90015

Los Angeles | 27,754 SF | $5,850,000 ($210.78/SF) | Cap Rate: 6% (Actual)

A multi-tenant building with short-term leases, fire sprinklers, and an asking 6% cap rate — positioned as either an income property or a repositioning/owner-user play in the LA CBD industrial market.

6800 McKinley Ave, Los Angeles, CA 90052

Los Angeles | 11,703 SF | $1,999,999 ($170.90/SF)

High-yielding leased investment with M3 zoning and current cannabis cultivation use. Upgraded power, lighting, and HVAC. Priced for investors who understand the specialized tenant base.

South Bay — Gardena, Hawthorne, Torrance

1910-1920 W 144th St, Gardena, CA 90249

South Bay | 25,056 SF | $6,250,000 ($249.44/SF) | Cap Rate: 6.0%

A two-building, 25,056 SF project with attractive brick construction, 14' clear height, heavy power, and a fenced/paved yard. Available as a sale-leaseback investment or owner-user acquisition. Minutes from the 110, 405, and 105 Freeways.

1835, 1839 & 1845 W 169th St, Gardena, CA 90247

South Bay | 18,820 SF | $4,700,000 ($249.73/SF) | Cap Rate: 5.34%

A rare 5-building, 10-unit small-bay complex with M2 zoning and 2:1,000 parking. Small-bay multi-tenant industrial is among the most resilient property types in the South Bay, with strong occupancy history and diverse tenant demand.

13101-13115 Yukon Ave, Hawthorne, CA 90250

South Bay | 17,500 SF | $5,500,000 ($314.29/SF)

100% occupied with cell tower income, close to SpaceX, Tesla, and LAX. Unit sizes range from 3,000–6,000 SF. Prime location in the aerospace and logistics corridor near the 105 and 405 Freeways.

22515 S Vermont Ave, Torrance, CA 90502

South Bay | 11,344 SF | $3,474,000 ($306.24/SF)

A 7-unit multi-tenant building with ground-level loading doors. Rent roll available upon request. Well-located in Torrance's established light industrial corridor.

Orange County

2222-2308 W 2nd St, Santa Ana, CA 92703

Orange County | 24,426 SF | $6,750,000 ($276.34/SF) | Cap Rate: 6.65%

A 100% leased investment consisting of 15 shallow-bay industrial units (975–4,401 SF). New 60-mil TPO roof, white-boxed vacant units, and strong in-place NOI of $448,810. At 6.65%, this is among the highest cap rates in this report — attractive for yield-focused investors.

3220-3226 W Pendleton Ave, Santa Ana, CA 92704

Orange County | 12,545 SF | $5,200,000 ($414.51/SF)

A freestanding building on a 24,570 SF lot with 17' clear height, fire sprinklers, 6 ground-level roll-up doors, a fenced concrete yard, and 5 restrooms. Strong functional profile for an owner-user or value-add investor.

Long Beach / Harbor Cities & Paramount

7602 Jackson St, Paramount, CA 90723

Long Beach / Harbor Cities | 9,304 SF | $3,500,000 ($376.18/SF)

A USDA-approved food processing facility with 5 walk-in coolers, floor drains, and milk silos. Investment-sale leaseback with the seller willing to sign a 10-year NNN lease at $1.74 PSF upon close of escrow. Specialized asset for food/cold chain investors.

Glendale / San Fernando Valley

6100-6120 San Fernando Rd, Glendale, CA 91201

Glendale / San Fernando Valley | 35,305 SF | $12,900,000 ($365.39/SF)

A creative office/industrial investment — 100% heated and air-conditioned, with seasoned leases and common patio areas. Up to 9,000 SF may be available for an owner-user within the investment. Well-suited for a value-add or creative-industrial repositioning strategy.

Commerce/Vernon & Huntington Park

7934-7942 Marbrisa Ave, Huntington Park, CA 90255

Commerce/Vernon | 9,620 SF | $2,499,000 ($259.77/SF) | Cap Rate: 6.3%

6.3% in-place cap rate with long-term stable tenants and mixed-use redevelopment potential within a TOD (Transit-Oriented Development) zone. Can be delivered fully vacant. Five oversized ground-level loading doors, clear heights from 11'–21'.

Why Industrial Investment in Southern California?

Southern California's industrial market — particularly the LA Basin, Mid-Counties, and Inland Empire corridors — remains one of the most fundamentally sound commercial real estate sectors in the country. Key demand drivers include:

• Port of Los Angeles and Port of Long Beach — the two busiest ports in the U.S., driving persistent logistics and warehousing demand
• Last-mile delivery infrastructure — e-commerce fulfillment continues to favor infill industrial locations throughout LA County and Orange County
• Supply constraints — land scarcity in the LA Basin limits new industrial development, supporting long-term value for existing buildings
• Diverse tenant base — manufacturing, food production, cannabis, aerospace, cold storage, and logistics all compete for the same industrial square footage

For 1031 exchange buyers, industrial multi-tenant properties offer one of the most reliable combinations of income stability, tenant diversification, and long-term appreciation.

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

Ron Mgrublian is a commercial real estate broker at Lee & Associates Los Angeles – Long Beach, specializing in the acquisition, disposition, and leasing of industrial and warehouse properties throughout Southern California. His coverage area spans from Los Angeles to the Inland Empire, including:

LA South | LA Central | Mid-Counties | San Gabriel Valley | Orange County | Inland Empire West | Inland Empire South | Inland Empire East

Whether you are selling an industrial investment property, completing a 1031 exchange, or evaluating acquisition opportunities in the SoCal market, Ron provides the market intelligence and execution to get deals done.

📞 Direct: 562-354-2537

✉️ Email: rmgrublian@leelalb.com

🌐 Website: lee-associates.net

Lee & Associates Los Angeles – Long Beach | 5000 E Spring St, Long Beach, CA 90815 | 562-354-2500

This report is based on information supplied from sources deemed reliable. It is provided without representation, warranty, or guarantee as to its accuracy. Prospective buyers should conduct independent investigation and verification of all matters deemed material, including income and expense statements. Consult your attorney, accountant, or other professional advisor.

Buoyed by a relative lack of supply and high owner-user demand, properties in the Orange County West industrial market tend to trade at above-average prices per square foot compared to other Southern California submarkets. Owner-users — businesses purchasing buildings to occupy rather than lease — have been particularly active in this corridor, driving competitive bidding and compressing available inventory.

Below is a selection of standout industrial properties currently available for sale in the OC West submarket.

Available Industrial Properties — OC West

1. 11700 Monarch St, Garden Grove — 107,000 SF | $295/SF | 5 DH / 2 GL | 24' Clear | 4,000 Amps | Secured Fenced Yard | Free Standing
2. 11311 Western Ave, Garden Grove — 88,164 SF | Negotiable | 9 DH / 1 GL | 32' Clear | 2,000 Amps (expandable to 10,000) | ESFR Sprinklers | New Construction
3. 5421 Argosy Ave, Huntington Beach — 36,354 SF | $299/SF | 6 GL | 18' Clear | 1,600 Amps | Large Secured Yard | Drive-Around
4. 15632 Container Ln, Huntington Beach — 25,000 SF | $424/SF | 1 GL | 19' Clear | 1,200 Amps | Large Fenced Yard | Free Standing
5. 12082 Western Ave, Garden Grove — 22,520 SF | $370/SF | 3 GL | 18'–22' Clear | 1,200 Amps | Fenced Yard | Bridge Crane | Bonus Covered Storage
6. 15591 Container Ln, Huntington Beach — 11,970 SF | $410/SF | 2 GL | 18' Clear | Gated Yard | Updated Paving & Frontage | Freeway Access
7. 5921–5923 Lakeshore Dr, Cypress — 11,006 SF | $355/SF | 2 GL | 16'–18' Clear | 600 Amps | Cold Storage (Cooler & Freezer Built 2021)

Contact me directly for property details, tours, or off-market opportunities in this submarket.

Ron Mgrublian

Lee & Associates Los Angeles – Long Beach

562-354-2537 | rmgrublian@leelalb.com

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.