Medical Office Building with Three
For Sale
$900,000
12013 Rosecrans Avenue, Norwalk, CA 90650
Three-suite office building with on-site parking on Rosecrans Ave, offering space for both owner-users and tenants.
Property Size2,212 SF
Price / SF$406.87
Days on Market359
Property Features for 12013 Rosecrans Avenue
General Information
Standard status
Active
Size
2,212 SF
Property subtype
Commercial/Industrial
Occupancy
50%
Additional Details
Highway Access
Yes
Building Details
Year Built
1971
Tenancy
Multi
Listing Agency:
New Star Realty & Investment
(714) 357-2220
Listed By:
Andy Kim · License #01463264
(714) 357-2220
Source:
Exitrealty
Added: Aug 19, 2025
Changed: Aug 8
Last Checked: Aug 12 at 6:07AM
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 New Star Realty & Investment
Investment Insights
Based on property information with market context.
This property is a 2,212 SF office building configured into three separate units: 12013, 12015, and 12017. According to the provided information, the building is currently 50% occupied and is generating steady rental income, with additional vacant space that can support an owner-user or be leased to add further tenancy.
The building is located on Rosecrans Ave with high visibility and traffic counts (as stated in the remarks). Convenient freeway access is noted near the 5, 605, and 105 Freeways. On-site parking is included, which can help support day-to-day accessibility for employees, clients, and visitors.
With three distinct suites, the building can suit a range of medical, office, or service business needs as described in the remarks. The combination of partial occupancy and available space may appeal to buyers looking for an income-producing property with the flexibility to occupy additional space over time, depending on how they plan to use the vacant units.
The building is located on Rosecrans Ave with high visibility and traffic counts (as stated in the remarks). Convenient freeway access is noted near the 5, 605, and 105 Freeways. On-site parking is included, which can help support day-to-day accessibility for employees, clients, and visitors.
With three distinct suites, the building can suit a range of medical, office, or service business needs as described in the remarks. The combination of partial occupancy and available space may appeal to buyers looking for an income-producing property with the flexibility to occupy additional space over time, depending on how they plan to use the vacant units.
Key Highlights
- 3‑suite commercial/office building totaling 2,212 SF on Rosecrans Ave
- Year built 1971
- Includes separate addresses 12013, 12015, and 12017
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
$35,703
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
3.97%
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%
$714,060
$714.1K
Cap Rate 7%
$510,043
$510.0K
Cap Rate 9%
$396,700
$396.7K
Market Conditions
NOI Build-Up for 2,212 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
$65.0K $29.40/SF
− Vacancy
−$5.5K −$2.50/SF
EGI
$59.5K $26.90/SF
− OpEx
−$23.8K −$10.76/SF
NOI
$35.7K $16.14/SF
Area
Norwalk, CA
Vacancy
8.50%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
40.00%
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%
$714,060
Cap Rate 7%
$510,043
Cap Rate 9%
$396,700
Alternative Uses
Best Use
Healthcare Medical
$510.0K
$446.3K – $595.1K
NOI $35,703 @ 7.0% cap · market cap 3.97%
Second Best
Office B
$502.3K
$439.5K – $586.1K
NOI $35,163 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$699.7K
$612.2K – $816.3K
NOI $48,978 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,286
Businesses Nearby
Explore this area
Business Placement
Demographics for 90650, CA
102,891
Population
27,346
Households
3.8
Avg Household Size
37
Median Age
21%
College-Educated
77%
High-School Grad
9.9 sq mi
ZIP Area
10,393
Density / Sq Mi
$98,709
Median Household Income
$42,060
Median Earnings
$2,014
Median Rent
$616,600
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?
Office units - Three-suite office building with on-site parking on Rosecrans Ave, offering space for both owner-users and tenants.
Where is this office units located?
The property is located at 12013 Rosecrans Avenue Norwalk, CA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 3‑suite commercial/office building totaling 2,212 SF on Rosecrans Ave; Year built 1971; Includes separate addresses 12013, 12015, and 12017
