Gardena Valley Medical Center 1300 W 155th St 29,460 SF 50% Leased Office Building Gardena, CA 90247 $5,300,000 ($179.90/SF)

1300 W 155th Street is a prime medical office building investment opportunity located in the thriving South Bay submarket of Gardena, CA. The property offers a professional healthcare environment with efficient floor plans, multiple exam rooms, and ample on-site parking, catering to strong tenant demand from medical professionals in the area.
Situated near the 110 and 105 freeways, the asset provides excellent regional accessibility to Torrance, Carson, South Bay, and greater Los Angeles. The surrounding neighborhood is supported by a dense population base and growing healthcare needs, driving long-term stability and demand for medical office space.
This property presents an attractive opportunity for investors seeking stable income, potential value-add through repositioning or leasing, and long-term appreciation in one of the most supply-constrained medical office markets in Los Angeles County.
Investment Highlights
Prime South Bay Location – Easy access to major freeways and regional hospitals
Medical Office Configuration – Existing build-out with exam rooms, waiting areas, and ADA compliance
Strong Demographics – Dense population base with increasing demand for healthcare services
Ample Parking – Convenient on-site patient and staff parking
Value-Add Potential – Opportunity to enhance returns through lease-up, modernization, or repositioning
Stable Investment – Long-term demand for medical office properties in Los Angeles County
?? Investment Overview – 1300 W. 155th Street, Gardena, CA
Asking Price: $5,300,000
Property Type: Medical Office Building
Building Size: ±26,452 SF
Occupancy: 40% (as of 09/16/2025)
Current Rent Roll (Monthly): $30,595.57
Annualized Gross Income (Current): ~$367,146
Current Tenants (Selected)
County of Los Angeles – ±2,160 SF | $4,740/mo | Lease through 07/31/2029
KND Development 53, LLC – ±3,640 SF (2 suites) | $11,020/mo | Lease through 06/30/2026
Dental & Medical Tenants (Dr. Ron Yamane, DDS, Dr. Jeffrey Rhind, DDS, Dr. Sasaki, DDS) – Long-term occupants with monthly rents ranging from ~$2,900–$5,100
Samuel Delgado dba Gardena Hearing Center – ±732 SF | $2,209/mo | Lease through 10/31/2026

Vacancy: ±15,871 SF across multiple suites (60% vacancy ? value-add opportunity).
?? Investment Highlights
Prime Medical Use: Existing medical/dental tenants with long-term leases.
Stable Income Anchor: County of Los Angeles lease secured through 2029.
Value-Add Potential: 60% vacancy offers significant upside through lease-up.
South Bay Location: Strong demographics and limited supply of medical office space in Gardena/Torrance submarket.
?? Gross Basis Cap Rate (without expense deduction)
Annual Gross Income: $367,147
Cap Rate (Gross) = $367,147 ÷ $5,300,000
˜ 6.9%
?? Net Basis Cap Rate (with operating expenses)
Medical office properties in Los Angeles typically operate with 35%–45% expense ratios. Using a midpoint assumption of 40% OPEX:
Effective NOI ˜ $367,147 × (60%) = $220,288
Cap Rate (Net, estimated) = $220,288 ÷ $5,300,000
˜ 4.2%
? Summary for Investors
Gross Cap Rate: ~6.9% (before expenses)
Estimated Net Cap Rate: ~4.0–4.5% (after typical operating expenses)
Upside: Significant lease-up potential (currently 60% vacancy). At stabilization, Net Cap Rate could increase substantially depending on achieved rental rate