14826 S Avalon Blvd, Gardena, CA
14826 S Avalon Blvd, Gardena, CA 90248 – 2.05 Acres – 89,298 Square Feet
Leasing Industrial Property in Los Angeles County Under the New Green Zone Ordinance
Leasing Industrial Property in Los Angeles County Under the New Green Zone Ordinance
Green Zones
Green Zones are an entirely different way to look at zoning. It is an outgrowth of the Environmental Justice Movement that had its local origins addressing diesel exhaust at the Port Complex in San Pedro Bay. Properties are analyzed and graded based on their contribution to health disparities using the Environmental Justice Screening Method (EJSM). The EJSM is a new tool and strategy that is designed to correct unhealthy conditions by establishing new mitigation mechanisms. The County will use the EJSM for ongoing monitoring and annual reporting to the parcel level.
Depending on the EJSM score, Regional Planning offers four (4) different routes to approval. The simplest is Site Plan Review (SPR) and it is approved administratively in what we use to call, “over the counter”. The other three routes are discretionary and require formal application and Public Hearing at different levels of planning authority. Generally, the greater the health impact, the longer the approvals.
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Blockchain: Should You Post Your Industrial Property?
Putting a property on the blockchain allows people to transact if they have the link. When we post a property, the blockchain generates a cryptographic key which allows the possessor access to the property. We give that key, in the form of a link or a QR code. There are associated rights with the key that are compared to an NFT or a token, but our purpose for using the blockchain is its ordering system. The key is only sent to Selected Trusted Parties that are registered or known. Nothing is posted online or in the Multiple Listing Services because blockchain is used for privacy.
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Blockchain Demo
Welcome to Gardena, CA!
The center of industrial real estate for Los Angeles.
I’m Jim Klein and today I will show you, how to use the blockchain to send and receive files, decentrally among trusted parties.
Let’s go inside.
Here’s how it works. We input the address of the property on the top line. In this case, it’s 19475 Gramercy Pl, Torrance, CA. It’s a 47,000 ft manufacturing, industrial storage building. Contact ID is where we can put the user’s email or a customer number that we generate. We include the file and we press go.
After pressing go the program creates a QR code and a link that I can send to the customer. Only parties who have the link or code can open the file. It records on the blockchain to serve as proof.
With the link you can either click on it or put it in your browser, and the file is transmitted to the party you want to send.
My first use case is offmarket industrial real estate. Meta tags can be used to search the blockchain by keyword.
I’m asking for your help to expand the project and make more deals together. Thank you to the innovation committee and you watching.
SIORS: Finding More Industrial Deals By Blockchain
We’ll be meeting in Phoenix for SIOR next week. They are bi-annual conferences, and this will be my 60th in attendance. There are three main reasons I attend. I learn from the best brokers and owner/developers in the industry. There are deals to make and I will see longtime friends. The 4th reason this year is to show how blockchain finds more industrial building deals.
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Industrial Space Market Premium
Industrial building rents are surging. Largest and fastest increases I’ve ever seen. We are almost at the point where rents and sale prices have doubled since the start of Covid. If rents were quoted daily, there would be the same large spikes you see in oil or wheat markets. Because industrial building market data is opaque, only those buyers (and brokers) most in tune with the industrial market read it accurately. Tenants are paying premium prices to obtain space under constrained conditions.
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2022 Continues – Severe Space Shortages
Acute space shortages are national news. Not only here in Los Angeles, where it’s about the worst, but all over the United States. Many tenants are being caught short and others are taking space far in advance, at greater amounts, and at much higher cost. Price bidding leads landlords to weigh credit, use, and history. Credit is the most important enhancement because it notably increases the value of buildings. Larger landlords also favor tenants that will lease multiple buildings across their national holdings.
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Are You Decentralized?
More real estate opportunities are popping up on decentralized platforms than ever before. Take for instance Los Angeles. There are more industrial buildings sold “off-market” than on. Industrial real estate has always had a decentralized component. Brokers find a good lead. They shop it first to their best clients off-market, decentralized. And if unsuccessful, put it on the market, on a central, MLS-type server for all to search and see. The difference today is that blockchain and cryptography is an electronic evolution that will give customers new ways to profit from their real estate.
Can Crypto and Blockchain Secure your Commissions
If you had the experience of driving down the street and seeing a building where you should have been paid and were not, this simple technology is of note. As more deals move “off-market”, I want certainty of commission arrangements. Ruthless competition and extreme space shortages is an explosive combination. In this hyper-intense market, this is one example of how I prove Procuring Cause using Blockchain.
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Why Is Industrial the Hot Investment
As 2020 comes to an end, Industrial Buildings continue to be good investments. With annual appreciation at 6% and current cap rates at 5%, Buyers are getting 11% annual returns and greater on an “all-cash” basis. These calculations reflect market conditions and not based on finding a “good deal”. With interest rates at 3% or lower, there is strong leverage boosting cash-on-cash returns to 10% with conservative financing. Levered returns increase to 15% (cash flow + appreciation). If you can find property for sale, not always that simple, conditions are very supportive.
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