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南加州工业租金怎么看：三净租约（NNN）、全包、修正全包，净高、码头门、地面门是什么

Reading SoCal industrial rents: NNN, gross, modified gross, clear height, dock and grade doors

更新于 2026-11-07 Updated 2026-11-07 · AI Space

租约类型

  • 三净租约（NNN）： 租户除基本租金外，还要按比例分摊房产税、建筑保险和公共区域维护费（CAM）。南加州的报价通常以“每平方英尺/每月”计，例如“$1.35 NNN”，指的是基本租金，NNN费用另计。
  • 全包（Gross / Full Service）： 房东承担上述费用，报价较高，水电通常仍由租户支付。
  • 修正全包（Modified Gross，MG）： 介于两者之间，部分费用由房东承担。签约前一定要逐项确认。南加州常用AIR CRE标准租约，有“Net”和“Gross”等不同版本。

比较报价： 请把基本租金和NNN费用相加，算出“总占用成本”再做比较。

建筑规格

  • 净高（Clear Height）： 从地面到最低障碍物（梁、喷淋头）的可用高度。现代配送仓多为32–40英尺，老旧厂房常在24英尺以下。净高越高，货架层数越多。
  • 码头门（Dock-High Door）： 门口与53英尺挂车车厢同高，适合整柜装卸，是进口商的核心需求。
  • 地面门（Grade-Level Door）： 与地面齐平，适合叉车、箱式小卡车进出。
  • 货车场（Truck Court）： 码头前方的场地深度，常见120–185英尺，决定挂车能否顺利倒车停靠。
  • 其他： ESFR喷淋（影响可否高位存储）、电力（安培/伏特）、办公室占比、TI（装修补贴）、免租期。

AI Space参考数据（内陆帝国西区，过去12个月要价中位数，美元/平方英尺/月）：

  • 1万平方英尺以下：$1.40
  • 1万–2.5万：$1.35
  • 2.5万–5万：$1.33
  • 5万–10万：$1.15
  • 10万以上：$1.10

本文仅供一般信息参考，不构成法律、税务或海关建议；具体决策请咨询持牌专业人士。

Lease structures

  • NNN (triple net). You pay base rent plus your share of property taxes, building insurance and common-area maintenance (CAM). Southern California industrial rents are quoted per square foot per month. "$1.35 NNN" means base rent only, with NNN charges billed on top.
  • Gross / full service. The landlord covers taxes, insurance and maintenance, so the quoted rate is higher. Utilities are usually still yours.
  • Modified Gross (MG). Costs are split between landlord and tenant. The split varies by deal, so get it itemized in writing. Most Southern California deals use AIR CRE standard forms, which come in "Net" and "Gross" versions.

Comparing quotes. Add base rent and NNN charges to get the total occupancy cost per square foot. Never compare an NNN rate with a gross rate directly.

Building specs

  • Clear height. Usable height from the floor to the lowest obstruction (beam or sprinkler). Modern distribution buildings typically offer 32–40 ft, and older infill buildings are often under 24 ft. More clear height means more rack levels.
  • Dock-high door. The door sits at trailer-bed height for loading 53-ft trailers and containers. This is essential for importers.
  • Grade-level door. The door is at ground level, for forklifts, box trucks and vans.
  • Truck court. The paved depth in front of the docks, commonly 120–185 ft. It determines whether trailers can maneuver.
  • Also check:
    • ESFR sprinklers, which affect how high you can store;
    • power (amps and volts);
    • office percentage;
    • tenant improvement (TI) allowance;
    • free rent.

AI Space reference: Inland Empire West median asking rents, last 12 months (USD/SF/month)

SizeMedian rent
Under 10K SF$1.40
10–25K SF$1.35
25–50K SF$1.33
50–100K SF$1.15
100K SF and above$1.10

For general information only. This is not legal, tax or customs advice; consult licensed professionals before acting.

资料来源 Sources

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