Flex Building with
For Sale
Contact for pricing
1173-1177 Warner Ave, Tustin, CA 92780
Two-part commercial layout combines office-oriented space with warehouse capacity and an active lease through October 31, 2026.
Property Size9,320 SF
Price / SF$485
Days on Market187
Property Features for 1173-1177 Warner Ave
General Information
Standard status
Active
Size
9,320 SF
Property subtype
INDUSTRIAL
Listing Agency:
Lee & Associates
(949) 790-3159
Listed By:
Zach Schwaner · License #02009623
Source:
Moodyscre
Added: Feb 24
Changed: Aug 29
Last Checked: Aug 29 at 8:24PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
The property is a ±9,320-square-foot flex building comprising approximately ±8,370 square feet of office and drop-ceiling storage space alongside a ±950-square-foot warehouse area. The warehouse offers 24-foot clearance and one ground-level door, with the configuration allowing for potential expansion of the warehouse component.
Located at 1173-1177 Warner Ave in Tustin, California, the property provides a combination of office, storage, and warehouse functions within one commercial building. The existing lease runs through 10/31/2026, providing a defined occupancy term for evaluation by prospective purchasers.
Located at 1173-1177 Warner Ave in Tustin, California, the property provides a combination of office, storage, and warehouse functions within one commercial building. The existing lease runs through 10/31/2026, providing a defined occupancy term for evaluation by prospective purchasers.
Key Highlights
- ±9,320 SF flex building at 1173‑1177 Warner Ave, Tustin, CA 92780
- ±8,370 SF of office and drop‑ceiling storage space
- ±950 SF warehouse area with potential expansion
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
$183,276
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
4.05%
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%
$3,665,520
$3.7M
Cap Rate 7%
$2,618,229
$2.6M
Cap Rate 9%
$2,036,400
$2.0M
Market Conditions
NOI Build-Up for 9,320 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
$278.5K $29.88/SF
− Vacancy
−$34.1K −$3.66/SF
EGI
$244.4K $26.22/SF
− OpEx
−$61.1K −$6.55/SF
NOI
$183.3K $19.66/SF
Area
Orange County, CA
Vacancy
12.25%
Lease Rate
$29.88 /SF/Yr
Expense Ratio
25.00%
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%
$3,665,520
Cap Rate 7%
$2,618,229
Cap Rate 9%
$2,036,400
Alternative Uses
Best Use
Office B
$2.62M
$2.29M – $3.05M
NOI $183,276 @ 7.0% cap · market cap 4.05%
Second Best
Flex RnD
$2.42M
$2.12M – $2.83M
NOI $169,572 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $219,128 @ 7.0% cap · market cap 4.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,726
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92780, CA
56,034
Population
18,308
Households
3.1
Avg Household Size
36
Median Age
36%
College-Educated
85%
High-School Grad
6.3 sq mi
ZIP Area
8,894
Density / Sq Mi
$98,647
Median Household Income
$44,849
Median Earnings
$2,211
Median Rent
$832,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-part commercial layout combines office-oriented space with warehouse capacity and an active lease through October 31, 2026.
Where is this flex space located?
The property is located at 1173-1177 Warner Ave Tustin, CA.
What is the asking price?
The asking price for this property is $4,520,200.
What are key features of this property?
This property features: ±9,320 SF flex building at 1173‑1177 Warner Ave, Tustin, CA 92780; ±8,370 SF of office and drop‑ceiling storage space; ±950 SF warehouse area with potential expansion
