Harbor Blvd Industrial/Warehouse/Showroom
For Sale
$2,888,888
13902 HARBOR BLVD. 2A 2B & 2C, Garden Grove, CA 92843
Industrial/warehouse/showroom space on a major commercial thoroughfare.
Property Size10,542 SF
Price / SF$274.04
Days on Market268
Property Features for 13902 HARBOR BLVD. 2A 2B & 2C
General Information
Standard status
Active
Size
10,542 SF
Class
A
Property subtype
Office
Building Details
Building Size
10,542 SF
Year Built
1981
Listing Agency:
SVN | Rich Investment Real Estate Partners Los Angeles
(310) 892-6892
Listed By:
Shiva Monify · License #CalDRE #01728143
(310) 892-6892
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 10
Last Checked: Aug 16 at 5:19AM
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 SVN | Rich Investment Real Estate Partners Los Angeles
Investment Insights
Based on property information with market context.
This lender-owned property offers a unique opportunity to own industrial, warehouse, and showroom space on Harbor Boulevard, a major commercial thoroughfare in Garden Grove, Orange County. The property consists of three separate parcels totaling 10,542 square feet of warehouse, office, and flex condo space. Unit A is 4,210 square feet, Unit B is 3,749 square feet, and Unit 2C is 2,583 square feet. Each unit features an 8x10 roll-up door in the rear. All units are currently occupied, presenting a potential upside in rents. The units are in great condition with 16-foot ceiling heights. On-site parking is available. The property is part of "Harbor Commercentre" and benefits from street exposure, signage, and visibility on Harbor Boulevard. The units are separately metered for electricity. It has easy access to HWY 22, 5, and 405. The location in Garden Grove, California, is situated in a densely populated, upscale urban zip code. The area has a racially diverse population, predominantly married couples. State Route 22, also known as the Garden Grove Freeway, passes through the city in an east-west direction.
Key Highlights
- Priced below market as a lender‑owned property, presenting a significant investment opportunity.
- Consists of three separate parcels totaling 10,542 SF of warehouse/office/flex condo space, offering flexibility.
- Located on Harbor Blvd., a major commercial thoroughfare, providing excellent street exposure, signage, and visibility.
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
$162,422
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
5.62%
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%
$3,248,440
$3.2M
Cap Rate 7%
$2,320,314
$2.3M
Cap Rate 9%
$1,804,689
$1.8M
Market Conditions
NOI Build-Up for 10,542 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
$201.1K $19.08/SF
− Vacancy
−$10.1K −$0.95/SF
EGI
$191.1K $18.13/SF
− OpEx
−$28.7K −$2.72/SF
NOI
$162.4K $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%
$3,248,440
Cap Rate 7%
$2,320,314
Cap Rate 9%
$1,804,689
Alternative Uses
Best Use
Warehouse
$2.32M
$2.03M – $2.71M
NOI $162,422 @ 7.0% cap · market cap 5.62%
Second Best
Office B
$2.31M
$2.02M – $2.70M
NOI $161,767 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$3.30M
$2.89M – $3.85M
NOI $230,946 @ 7.0% cap · market cap 7.99%
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Santa Storage — 11284 Westminster Ave, Garden Grove, CA 92843
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- One Stop Storage – Santa Ana — 1401 N Harbor Blvd, Santa Ana, CA 92703
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial/warehouse/showroom space on a major commercial thoroughfare.
Where is this warehouse located?
The property is located at 13902 HARBOR BLVD. 2A 2B & 2C Garden Grove, CA.
What is the asking price?
The asking price for this property is $2,888,888.
What are key features of this property?
This property features: Priced below market as a lender‑owned property, presenting a significant investment opportunity.; Consists of three separate parcels totaling 10,542 SF of warehouse/office/flex condo space, offering flexibility.; Located on Harbor Blvd., a major commercial thoroughfare, providing excellent street exposure, signage, and visibility.
