Ron Mgrublian - Lee & Associates

06/01/2026

🚛 Challenges Facing California’s Port Trucking

The Ports of Los Angeles and Long Beach — America’s busiest port complex — are seeing significant strain in the trucking sector.

With an oversupply of trucks and softening freight demand, many long-standing family-owned trucking companies are being forced to close their doors. Rising diesel costs, compressed freight rates, and increasing regulatory requirements are creating tough conditions for operators trying to stay compliant.

In this insightful interview, Robert Loya, CEO of the Harbor Trucking Association and a 30-year industry veteran, discusses the real impact of initiatives like the Clean Trucks Program and the ACF Rule on small to mid-sized trucking businesses.

While environmental improvements are important, the pace and approach of current regulations appear to be accelerating industry consolidation and putting additional pressure on compliant operators.

👉 Watch the full discussion here:
https://www.youtube.com/watch?v=A8Xa1ZXveg8
If you’re involved in logistics, transportation, supply chain, or California commerce, this is a valuable perspective on the current state of port operations.

💬 What are your thoughts?

Is this necessary disruption for a greener future, or are we seeing over-regulation that’s harming small businesses and economic vitality?

We welcome your professional insights in the comments below.

Trucking companies that have served the ports of Los Angeles and Long Beach for decades are closing. Family-owned operations that built their businesses one ...

05/14/2026

🚪 ±5,000 SF Industrial Warehouse For Lease in Gardena! 🚪
Great opportunity to secure a clean, move-in-ready industrial space at 15224 S Figueroa St, Gardena, CA.

Property Features:
±5,000 SF Total | ±500 SF Office + ±450 SF Bonus Mezzanine
15’ Clear Height
Climate-controlled warehouse
One 13’ x 14’ ground-level loading door
Two restrooms
Fenced & paved yard
High-visibility corner location with heavy traffic
No City Business Tax (Unincorporated LA County)

Perfect for warehouse, distribution, e-commerce, light manufacturing, or automotive-related businesses.
Strong South Bay location with easy access to the 105, 110, and 91 freeways.

Virtual tour available!

📍 15224 S Figueroa Street, Gardena, CA 90248
Interested?
Send us a message or call today!
Ron Mgrublian
Lee & Associates
📞 562.354.2537

05/13/2026

📊 Q1 2026 Industrial Market Report is here!
The industrial real estate market continues to normalize after several years of rapid growth. While large logistics spaces are seeing more availability, smaller bay and multi-tenant properties remain strong — especially across Southern California.

National Snapshot:

Net Absorption slowed significantly to 32.8 million SF
National vacancy rose to 7.5%
Rent growth has flattened
Small industrial spaces (

05/04/2026

🚨 Prime Freeway-Visible Land Available in Carson Auto Row!

Perfect opportunity for Car Dealers, RV Dealers, and Motorcycle Dealers looking to expand or open a new location in the South Bay!

📍 2403 E. 223rd Street, Carson, CA 90810
📏 ±4.2 Acres | ±182,746 SF of prime commercial land

✨ Key Features:
✅ Zoned Commercial Automotive – Ideal for vehicle sales, rentals, leasing & service
✅ Outstanding I-405 Freeway visibility with 310,000+ vehicles per day
✅ Located in the heart of established Carson Auto Row
✅ Excellent access to 405, 710 & 91 Freeways
✅ Strong potential for EV charging station

Pricing:
💰 For Sale: $9,685,538 ($53.00 per SF)
📆 For Lease: $70,000 Net per month

This is a rare high-exposure site in a business-friendly city with strong demographics and low fees. Don’t miss this chance to secure prime automotive-zoned land!

👉 Want more details?
Contact Ron Mgrublian today!
📱 (562) 354-2537
✉️ [email protected]
Lee & Associates | DRE # 01902882

2403 E 223rd, Carson, CA is now For Sale & Lease | Next to Hinson Substation

04/29/2026

Update on this, the front building is now leased for 3 years, 5.7% Cap Rate:

🚨 Strong Industrial Investment Opportunity in Irwindale! 🚨

2350 Central Avenue, Irwindale, CA is now available for sale.

This ±2-acre M2-zoned industrial property offers:

• ~24,000 SF building with approximately 3,700 SF of office space
• Fully leased to a single tenant
• Additional income from an established RV parking business and a prominent billboard
• 5.7% Current Cap Rate
• Large fenced and secured yard with dock-high potential
• Excellent freeway visibility and direct access to the 605 & 210 freeways
• Close proximity to the Metro Gold Line

Located in the heart of the San Gabriel Valley, this asset delivers immediate cash flow along with strong long-term repositioning and redevelopment potential.

Whether you're an investor looking for solid yield or an owner-user wanting room to grow, this is a rare opportunity in a high-demand market.

DM me or comment below for more details, financials, or to schedule a private tour!

For Sale: 2350 Central Avenue, Irwindale, CA 91010 – a standout industrial asset blending immediate cash flow with exceptional long-term potential in the heart of the San Gabriel Valley!

Key highlights:

• ±102,502 SF lot (over 2 acres) with ~24,000 SF improvements (~3,700 SF office)
• Additional income from established RV parking business + prominent month-to-month billboard
• M2 zoning for a wide range of heavy industrial uses
• Prime location: direct access to 605 & 210 freeways, close to Metro Gold Line, strong regional demand & growth

This property delivers stability today and flexibility for repositioning, higher rents, or future development. Perfect for investors or owner-users in logistics, manufacturing, or storage!

Interested? DM me, comment below, or reach out directly for the full details, tour, or to submit an offer.

04/23/2026

The Southern California industrial market is shifting—and it’s creating real opportunities if you know where to look.

After several years of rising rents and extremely tight vacancy, Q1 2026 is showing a clear reset:

✔️ Vacancy is increasing
✔️ Lease rates are coming down
✔️ Tenants are gaining leverage

But the bigger story goes beyond pricing.

We’re seeing major changes in how goods move through the region, with more cargo going directly to rail instead of local warehouses. At the same time, power availability is becoming one of the biggest challenges for industrial users—especially with the growth of AI, EV, and advanced manufacturing.

So what does this mean?

👉 Tenants have one of the best windows in years to negotiate better deals
👉 Owners are adjusting pricing and offering more concessions
👉 Investors are becoming more selective as the market normalizes

This isn’t a downturn—it’s a shift.

If you’d like a copy of the full Q1 2026 Industrial Market Report with detailed insights, data, and trends, feel free to message me or reach out directly.

Happy to walk you through what this means for your specific situation.

03/04/2026

For Sale: 2350 Central Avenue, Irwindale, CA 91010 – a standout industrial asset blending immediate cash flow with exceptional long-term potential in the heart of the San Gabriel Valley!

Key highlights:

• ±102,502 SF lot (over 2 acres) with ~24,000 SF improvements (~3,700 SF office)
• Additional income from established RV parking business + prominent month-to-month billboard
• M2 zoning for a wide range of heavy industrial uses
• Prime location: direct access to 605 & 210 freeways, close to Metro Gold Line, strong regional demand & growth

This property delivers stability today and flexibility for repositioning, higher rents, or future development. Perfect for investors or owner-users in logistics, manufacturing, or storage!

Interested? DM me, comment below, or reach out directly for the full details, tour, or to submit an offer.

02/25/2026

🌆 Q4 2025 Industrial Market Update – Lee & Associates 🌆
Tariff pressures and economic shifts cooled North American industrial demand in 2025, but fundamentals remain solid for logistics, e-commerce, and supply chain players.
Key highlights from our latest report:

U.S. net absorption: 112.5M SF (down 13% YoY)
Vacancy: 7.6% | Rent growth: 1.3%
Canada: Tighter vacancy at 4.8%
Supply moderating (deliveries -52% from 2023 peak)
Oversupply risks in Sunbelt markets like Phoenix, Austin, and Indianapolis
Bright spots: Calgary (vacancy down to 3.14%, strong Q4 absorption) & Phoenix (robust construction pipeline)

Onshoring and tariff clarity could spark manufacturing growth in 2026. Southern California (Long Beach, LA, Inland Empire) continues to offer balanced opportunities for distribution and logistics.

For the full Q4 2025 Industrial Market Report, detailed market data, or personalized insights on how these trends impact your business/site selection—DM us or comment below!

Lee & Associates – Local expertise. International reach. Since 1979.

02/19/2026

The U.S. economy powered through Q4 2025 with a stunning 5.4% GDP growth — the strongest quarterly performance since early 2018 — driven by solid consumer spending, a sharply reduced trade deficit (hitting the lowest level since 2009), and strong productivity gains that helped contain inflation.

Employment trends cooled, however: Just 584,000 jobs added for the full year, with December at only +50k — influenced by immigration enforcement tightening labor supply and tariff-related business caution. Unemployment held steady at 4.4%, led by health care gains while cyclical sectors lagged.

Monetary policy could see a major shift as President Trump nominates Kevin Warsh to head the Fed — an inflation-focused pragmatist who may rethink frameworks and independence.
Globally, the IMF forecasts steady resilience with 3.3% growth in 2026 and 3.2% in 2027, supported by easing trade tensions despite ongoing sensitivities.

For commercial real estate, these trends point to strengths in health care and tech sectors — but watch for tariff-driven inflation and labor constraints ahead.

Dive into the full details in our Q4 2025 Economic Report — message me directly for a copy!

What economic factor are you tracking most for 2026? Drop your thoughts below 👇

01/26/2026

🚀 Q4 2025 SoCal Industrial Market Insights: Rebalancing with Strong Demand Ahead!

Lee & Associates Long Beach's latest report is out—covering South Bay, Midcounties, Central LA, and Inland Empire. Key takeaways:

✅ Vacancies rising modestly: South Bay 6.1% ↑, Midcounties 6.8% ↑, Central 5.6% ↓, IE 8.1% ↑
✅ Rents stabilizing: South Bay $1.52 NNN, Midcounties $1.33, Central $1.40, IE $0.99
✅ Demand resilient: 3PLs (35% leasing), e-commerce (Amazon 615k SF), mfg, AI/data centers + nearshoring
✅ Ports strong: LA/LB top U.S. gateways despite Q4 TEU dips
✅ 2026 outlook: 2.7% GDP growth, easing rates, logistics boom

Top deals: FedEx 516k SF (Midcounties), Hankook Tire 754k SF (IE), $412M South Bay portfolio sale. Full charts, absorption, sales data inside!

📥 Want the FREE PDF? Message us or email [email protected]

What's your 2026 industrial play? Comment below! 👇



Ron Mgrublian
Lee & Associates | Long Beach
| 562-354-2500