Crystal Cave Car Wash

Highlights:

• Absolute NNN Lease; Zero Landlord Responsibility: 30-year original term with 21 years remaining. Tenant responsible for all expenses, including property taxes, insurance, and common area maintenance.
• Experienced Regional Operator with Deep Industry Roots: Operated by Custom Carwash Concepts LLC, a full-service firm with over 40 years of combined experience in car wash design, construction, and operations. The vertically integrated model ensures operational consistency and long-term performance stability.
• High-Traffic Corridor with Retail and Employment Synergy: Positioned along Imperial Highway near Lakewood Boulevard, benefiting from ±53,830 cars per day and ±14.3 million annual visitors (Placer.ai) to nearby regional shopping destinations. Close proximity to Kaiser Permanente Downey Medical Center (±5,600 employees) drives consistent weekday activity.
• Prime Infill Los Angeles County Location: Located in the heart of Downey — one of Southeast LA County’s most vibrant, supply constrained trade areas — with ±750,000 residents and average household incomes exceeding $114,000 within five miles. The area’s demographic strength supports durable, long-term retail demand.
• 100% Bonus Depreciation: Car wash improvements and equipment may qualify for accelerated depreciation, with most components potentially eligible for 100% bonus depreciation (buyer to verify). This provides a unique opportunity for substantial first-year deductions and enhanced after-tax returns.
• Internet-Resilient, Service-Based Use: Express car washes offer a necessity-based, internet-resistant service with stable customer demand through all economic cycles. The asset’s durable use category and proven operator performance make it a defensive, income-focused investment.
• Below-Market Rent with Long-Term Upside: Current rent is below market for a fully equipped express car wash in Southeast LA County. With two 5-year renewal options at fair market value, investors are positioned for secure cash flow today and potential income growth upon renewal or re-tenanting.
• Limited Supply and High Barriers to Entry in LA County: Express car wash sites are difficult to develop in Los Angeles County due to restrictive zoning and long entitlement processes. Limited supply drives tenant retention and long-term stability. As a fully entitled site in a dense trade area, Crystal Cave Car Wash offers competitive insulation and lasting value.

Description:

Progressive Real Estate Partners is proud to present Crystal Cave Car Wash — a rare sub–$2M single-tenant NNN investment in one of Southeast Los Angeles County’s most established and supply-constrained retail corridors. The property is leased to an experienced regional operator under a 30-year absolute NNN lease with approximately 21 years remaining, providing passive income with 2.5% annual rent increases. Situated in the heart of Downey, surrounded by over 750,000 residents within a five-mile radius, the site benefits from exceptional consumer density, high traffic counts (53,000+ CPD), and close proximity to major retail anchors including Promenade at Downey (0.45 mi), Downey Landing (0.9 mi), and Stonewood Center (1.6 mi). With potential eligibility for 100% bonus depreciation (buyer to verify), below-market rent, and fair-market-value renewal options, this offering combines dependable cash flow, long-term appreciation potential, and meaningful after-tax advantages—all within a premier infill Los Angeles County location.

Dense, Infill Location; High Traffic Corridor

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