Shallow Bay Industrial
For Sale
Contact for pricing
1117-1127 W Alvarez Ave, Orange, CA 92868
Freestanding M-2 industrial property with 10' minimum clearance and multiple ground-level loading doors.
Property Size6,495 SF
Price / SF$300.23
Days on Market66
Property Features for 1117-1127 W Alvarez Ave
General Information
Standard status
Active
Size
6,495 SF
Property subtype
INDUSTRIAL
Zoning
M-2
Warehouse & Industrial
Clear Height
10 ft
Drive-In Doors
6
Building Details
Tenancy
Multi
Listing Agency:
Voit Real Estate Services
(818) 309-0826
Listed By:
Dylan Shershenovich
(818) 309-0826
Source:
Moodyscre
Added: Jun 23
Changed: Aug 8
Last Checked: Aug 26 at 3:19PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Voit Real Estate Services
Investment Insights
Based on property information with market context.
This freestanding shallow-bay industrial building is configured as six total ground-level units, with six loading doors providing direct access for operations. The property is listed as a shallow-bay warehouse with a 10' minimum clearance height, supporting a range of light industrial and warehouse uses consistent with the M-2 zoning.
The property is available for sale and includes a mix of occupancy, with three units described as currently on month-to-month leases. M-2 zoning is noted, which can be useful for tenants and buyers seeking flexibility for industrial activity under local regulations.
For tenants, the combination of ground-level loading doors and minimum clearance is practical for distribution, storage, and light industrial workflows where loading and receiving can be handled at grade. For owner-operators or investors, the multi-unit configuration and partial month-to-month occupancy may allow for operational planning and tenant-level decisions, while the M-2 zoning supports industrial use in accordance with applicable requirements.
The property is available for sale and includes a mix of occupancy, with three units described as currently on month-to-month leases. M-2 zoning is noted, which can be useful for tenants and buyers seeking flexibility for industrial activity under local regulations.
For tenants, the combination of ground-level loading doors and minimum clearance is practical for distribution, storage, and light industrial workflows where loading and receiving can be handled at grade. For owner-operators or investors, the multi-unit configuration and partial month-to-month occupancy may allow for operational planning and tenant-level decisions, while the M-2 zoning supports industrial use in accordance with applicable requirements.
Key Highlights
- Freestanding industrial building with M‑2 zoning
- 10' minimum clearance height
- 6 total units, with 3 currently on month‑to‑month leases
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$101,957
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.23%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,039,140
$2.0M
Cap Rate 7%
$1,456,529
$1.5M
Cap Rate 9%
$1,132,856
$1.1M
Market Conditions
NOI Build-Up for 6,495 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$126.3K $19.44/SF
− Vacancy
−$6.3K −$0.97/SF
EGI
$119.9K $18.47/SF
− OpEx
−$18.0K −$2.77/SF
NOI
$102.0K $15.70/SF
Area
Orange, CA
Vacancy
5.00%
Lease Rate
$19.44 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,039,140
Cap Rate 7%
$1,456,529
Cap Rate 9%
$1,132,856
Alternative Uses
Best Use
Warehouse
$1.46M
$1.27M – $1.70M
NOI $101,957 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.35M
$2.05M – $2.74M
NOI $164,366 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10 ft
Clear height
6
Drive-in doors
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,250
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92868, CA
27,127
Population
9,105
Households
3
Avg Household Size
34
Median Age
36%
College-Educated
85%
High-School Grad
3.4 sq mi
ZIP Area
7,979
Density / Sq Mi
$89,050
Median Household Income
$45,978
Median Earnings
$2,356
Median Rent
$714,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding M-2 industrial property with 10' minimum clearance and multiple ground-level loading doors.
Where is this warehouse located?
The property is located at 1117-1127 W Alvarez Ave Orange, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Freestanding industrial building with M‑2 zoning; 10' minimum clearance height; 6 total units, with 3 currently on month‑to‑month leases
