Industrial Building with Gated
For Sale
$4,099,000
11531 Anabel, Garden Grove, CA 92843
9,800 SF industrial building with front and rear gated yard.
Property Size9,800 SF
Lot Size0.31 Acres
Price / SF$418.27
Days on Market161
Property Features for 11531 Anabel
General Information
Standard status
Active
Size
9,800 SF
Lot size
0.31 Acres
Property subtype
Warehouse
Building Details
Building Size
9,800 SF
Listing Agency:
Advance Estate Realty
Listed By:
Tiffany Nguyen · License #01429636
(714) 936-6969
Source:
Altamirarealty
Added: Mar 27
Changed: Sep 3
Last Checked: Sep 2 at 2:35AM
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 Advance Estate Realty
Investment Insights
Based on property information with market context.
The property is an approximately 9,800 square foot industrial building situated on approximately 0.31 acres (13,453 sf). It features a front and rear gated yard. The zoning is M-1 (verify). Fire sprinklers are installed, with a 5-year certification completed in June 2025. The warehouse clearance ranges from approximately 18 to 21 feet. The electrical capacity is approximately 400 amps, 277/480 volts (verify). There are four 12'x12' grade-level doors and an entry roll-up door. The warehouse is equipped with eight skylights. The building includes two restrooms and 100% HVAC offices. A bonus stressed mezzanine storage area is present. The warehouse has fluorescent lighting throughout. Security cameras can be included in the sale. The property is currently owner-occupied but can be vacant at the close of escrow.
Key Highlights
- +/- 9,800 SF Industrial Building with Front & Rear Gated Yard
- M‑1 Zoning
- +/- 18’-21’ Warehouse Clearance
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
$150,990
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
3.68%
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%
$3,019,800
$3.0M
Cap Rate 7%
$2,157,000
$2.2M
Cap Rate 9%
$1,677,667
$1.7M
Market Conditions
NOI Build-Up for 9,800 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
$187.0K $19.08/SF
− Vacancy
−$9.3K −$0.95/SF
EGI
$177.6K $18.13/SF
− OpEx
−$26.6K −$2.72/SF
NOI
$151.0K $15.41/SF
Area
Garden Grove, CA
Vacancy
5.00%
Lease Rate
$19.08 /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%
$3,019,800
Cap Rate 7%
$2,157,000
Cap Rate 9%
$1,677,667
Alternative Uses
Best Use
Warehouse
$2.16M
$1.89M – $2.52M
NOI $150,990 @ 7.0% cap · market cap 3.68%
Second Best
Industrial
$1.78M
$1.55M – $2.07M
NOI $124,344 @ 7.0% cap · market cap 3.03%
Theoretical Best
Office A
$3.07M
$2.68M – $3.58M
NOI $214,691 @ 7.0% cap · market cap 5.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92843, CA
45,480
Population
12,051
Households
3.8
Avg Household Size
38
Median Age
18%
College-Educated
69%
High-School Grad
4.0 sq mi
ZIP Area
11,370
Density / Sq Mi
$82,009
Median Household Income
$34,941
Median Earnings
$1,878
Median Rent
$665,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - 9,800 SF industrial building with front and rear gated yard.
Where is this warehouse located?
The property is located at 11531 Anabel Garden Grove, CA.
What is the asking price?
The asking price for this property is $4,099,000.
What are key features of this property?
This property features: +/- 9,800 SF Industrial Building with Front & Rear Gated Yard; M‑1 Zoning; +/- 18’-21’ Warehouse Clearance
