Battery energy storage systems (BESS) are now one of the most active categories of land demand in California. Developers aren't looking for buildings. They need the right dirt: enough acreage, a workable zoning path, and above all, proximity to grid infrastructure that can take the power.
Those sites are hard to find. Most industrial land in Southern California is either built out, zoned for uses that exclude storage, or too far from a substation to pencil. Below are three sites we're currently marketing, available for sale or lease, that offer battery storage potential at very different scales and price points.
What Makes a Site Work for Battery Storage
Before looking at specific properties, it helps to know what BESS developers screen for:
Grid access. Distance to a substation with available capacity is usually the single biggest factor. Long interconnection runs add cost and time.
Zoning and permitting path. Few zones permit battery storage by right. Most sites require a Conditional Use Permit (CUP), and some cities are still writing their rules for storage uses.
Acreage and configuration. Utility-scale projects need large, contiguous parcels. Smaller urban sites can still serve distribution-level storage or EV charging paired with batteries.
Fire and safety review. Local fire authorities review setbacks, access, and suppression requirements for lithium-ion installations.
Environmental review. Larger projects typically go through CEQA review, which affects timeline and cost.
Site 1: ±4.2 Acres on Carson Auto Row — For Sale or Lease
2403 E 223rd St, Carson
This is a rare urban land site with grid proximity close to the Ports of Los Angeles and Long Beach.Size: ±4.2 acres (±182,746 SF of land)
Sale price: $9,900,000
Lease rate: $69,000/month net ($0.38/SF/month)
Utilities: Electric to site
Location: Fronting the I-405 corridor on Carson Auto Row, near S Wilmington Ave
Why it fits storage: The site is close to the SCE Hinson Substation, which is the key consideration for any battery or EV charging project. Carson also offers relatively low business license fees and utility taxes.
Zoning note: The property is zoned CA (Commercial Automotive). The City of Carson is currently updating its zoning code, and we are tracking whether EV charging, fleet, and battery storage uses will be added to the CA zone. Buyers and tenants should confirm permitted uses directly with the City as part of their due diligence.
Site 2: ±400 Acres in Imperial County — For Sale
$990,000
For investors and developers who need scale, this is approximately 400 contiguous acres at an entry basis of roughly $2,475 per acre.Size: ±400 acres (±17,424,000 SF)
Sale price: $990,000
Zoning: S-2 (Open Space/Preservation)
Rail service: Yes
Why it fits storage: Imperial County has become one of California's most active regions for solar and renewable energy development. Large contiguous acreage at this price point is attractive to land bankers, agricultural users, and renewable energy developers alike.
Potential uses: Solar, battery energy storage, agriculture, and other compatible uses, subject to zoning, CUP approval, environmental review, utility and interconnection availability, and all applicable governmental approvals.
Site 3: The Yard at Chino Airport — For Lease
7000 Merrill Ave, Chino
For operators who want an energy-ready site without building from scratch, this 40-acre truck yard near Merrill Ave and Flight Ave is designed around EV charging and on-site power.
Size: ±40 acres (±1,742,400 SF)
Lease rate: Negotiable
Yard: Paved, with concrete drive aisles
Features: 816 trailer stalls, 40 EV charging stations, 2,000 SF modular building, guard shack with controlled site access
Why it fits storage: The site is designed with solar plus battery storage components, making it a fit for fleet operators electrifying their trucks, logistics users, and charging-as-a-service providers.
Due Diligence Checklist for Battery Storage Buyers and Tenants
Before committing to a BESS site, buyers and tenants should confirm:
Frequently Asked Questions
What is a BESS site?
A BESS site is land used for a battery energy storage system, which stores electricity from the grid or from renewable sources like solar and releases it when demand is high.
How close to a substation does a battery storage site need to be?
There's no fixed rule, but closer is better. Every mile of new transmission or distribution line adds cost, and available substation capacity often matters more than raw distance.
Can battery storage be built on any industrial land?
No. Many zones do not permit battery storage by right, and most projects require a Conditional Use Permit. Zoning rules for storage are still evolving in many Southern California cities.
Is it better to buy or lease land for a battery storage project?
It depends on the project's financing and timeline. Many developers lease land long term, while investors and land bankers often prefer to own. Of the sites above, Carson is available for sale or lease, Imperial County is for sale, and Chino is for lease.
How long does it take to permit a battery storage project?
Timelines vary widely by jurisdiction, project size, and environmental review requirements. Interconnection studies alone can take a year or more.
We specialize in industrial real estate from the greater Los Angeles to the Inland Empire markets, including: Long Beach, Carson, Torrance, Gardena, Compton, Rancho Dominguez, Wilmington, Paramount, Santa Fe Springs, Huntington Beach, Garden Grove, Irwindale, Signal Hill, Pomona, City of Industry, and Ontario, serving surrounding submarkets including LA South Bay, LA Central, Mid-Counties, San Gabriel Valley, Orange County and the Inland Empire.
Ron Mgrublian
Principal
562-354-2537
CalDRE# 01902882
