Industrial Unit Near
For Sale
$4,655,000
6400 Dale Street, Buena Park, CA 90621
12,040 SF industrial unit with office space and freeway access.
Property Size12,040 SF
Price / SF$386.63
Days on Market259
Property Features for 6400 Dale Street
General Information
Standard status
Active
Size
12,040 SF
Property subtype
Industrial
Building Details
Building Size
12,040 SF
Listing Agency:
Lee & Associates
(714) 396-3116
Listed By:
Robert Leiter, CCIM · License #CalDRE #00972297
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 9
Last Checked: Aug 12 at 3:40AM
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.
This industrial unit offers approximately 12,040 square feet of space, including about 2,770 square feet of office area and a 1,530 square foot assembly area featuring drop ceilings and HVAC. The unit has a clear height of 14 feet and is equipped with two ground-level doors. It features 1,000 Amps of 277/480 Volt Power, with one 600 Amps and one 400 Amps. The property provides immediate access to the 5 and 91 Freeways.
Key Highlights
- Immediate access to 5 & 91 Freeways
- Boasting ±12,040 square foot industrial unit with a ±2,770 square foot office
- Features 1,000 amps of 277/480 volt power
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
$219,061
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
4.71%
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%
$4,381,220
$4.4M
Cap Rate 7%
$3,129,443
$3.1M
Cap Rate 9%
$2,434,011
$2.4M
Market Conditions
NOI Build-Up for 12,040 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
$400.2K $33.24/SF
− Vacancy
−$63.2K −$5.25/SF
EGI
$337.0K $27.99/SF
− OpEx
−$118.0K −$9.80/SF
NOI
$219.1K $18.19/SF
Area
Orange County, CA
Vacancy
15.79%
Lease Rate
$33.24 /SF/Yr
Expense Ratio
35.00%
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%
$4,381,220
Cap Rate 7%
$3,129,443
Cap Rate 9%
$2,434,011
Alternative Uses
Best Use
Flex RnD
$3.13M
$2.74M – $3.65M
NOI $219,061 @ 7.0% cap · market cap 4.71%
Second Best
Warehouse
$2.64M
$2.31M – $3.08M
NOI $184,723 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$4.04M
$3.54M – $4.72M
NOI $283,080 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,222
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 90621, CA
36,972
Population
11,244
Households
3.3
Avg Household Size
36
Median Age
32%
College-Educated
84%
High-School Grad
4.2 sq mi
ZIP Area
8,803
Density / Sq Mi
$94,679
Median Household Income
$43,063
Median Earnings
$2,061
Median Rent
$734,400
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 - 12,040 SF industrial unit with office space and freeway access.
Where is this warehouse located?
The property is located at 6400 Dale Street Buena Park, CA.
What is the asking price?
The asking price for this property is $4,655,000.
What are key features of this property?
This property features: Immediate access to 5 & 91 Freeways; Boasting ±12,040 square foot industrial unit with a ±2,770 square foot office; Features 1,000 amps of 277/480 volt power
