Overview
Jones Lang LaSalle Brokerage, Inc. (“JLL”) is pleased to exclusively offer for sale 4280 Bandini Boulevard in Vernon, California (the “Property”) — a 13,667 sf single-tenant industrial building on a 2.30-acre, low-coverage infill site in the epicenter of the Central Los Angeles industrial submarket.
The Property is improved and operated at its highest and best use as an industrial outdoor storage asset: a fenced, secured, fully paved yard wrapping a single-story building with dock-high loading and a 5,143 sf metal staging and transfer canopy. At 13.6% site coverage, 86,612 lsf of the site is usable secured yard.
The Property is 100% leased on a triple-net basis through January 4, 2034 — approximately 7.4 years of remaining term escalating 3.0% annually. The tenant’s use is regulatory-driven and site-specific making this a mission-critical location that is expensive and difficult to relocate.
In-place rent sits 27% below market for comparable secured yards in Central Los Angeles, offering significant mark-to-market upside at a basis approximately 40% below replacement cost.
Investment Highlights
1 - Seven years of escalating NNN income
100% leased through January 2034 with 3% annual increases.
2 - Mission-critical, permit-anchored tenancy
Permitted and operated as a regulated medical waste treatment and transfer station. Permits are facility- and site-specific, materially raising relocation cost.
3 - Mark-to-market at below replacement cost
In-place rent is 27% below market for comparable secured yards of similar scale in Central Los Angeles. The Property is offered at approximately 40% below replacement cost.
4 - The most permissive industrial zoning in Vernon
General Industrial (I) zoning permits the broadest range of industrial, warehousing, trucking and outdoor storage uses in the municipality, within Vernon’s Truck & Freight Terminal Overlay.
5 - The tightest submarket in Greater Los Angeles
Central Los Angeles industrial vacancy stood at 4.1% in Q2 2026 versus 5.1% LA-wide per JLL Research, with vacancy declining 14.3% year over year — a structural scarcity of zoned industrial and IOS land.
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