Harbor Commercentre Flex/Industrial
For Sale
Contact for pricing
13902 Harbor Blvd, Garden Grove, CA 92843
Flex/industrial condo in Central Orange County, near the 22 freeway.
Property Size2,585 SF
Price / SF$444.87
Days on Market915
Property Features for 13902 Harbor Blvd
General Information
Standard status
Active
Size
2,585 SF
Property subtype
Industrial
Zoning
PUD 101-80
Investment Type
Owner/User
Building Details
Year Built
1981
Year Renovated
2024
Buildings
1
Stories
1
Units
1
Listing Agency:
NAI Capital - Orange County
(949) 468-2385
Listed By:
Steve Liu · License #CA 01323150
Source:
Crexi
Added: Feb 7, 2024
Changed: Aug 8
Last Checked: Aug 8 at 11:51AM
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 NAI Capital - Orange County
Investment Insights
Based on property information with market context.
The Harbor Commercentre offers an opportunity for small business owners seeking a secure and versatile flex/industrial condo. The property is strategically located just south of the 22 freeway in Central Orange County. It is adjacent to the OC Streetcar, which is currently under construction. The property size is 2585 square feet.
Key Highlights
- Strategic location in Central Orange County, just south of the 22 freeway
- Versatile flex/industrial condo suitable for small business owners
- Secure property
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
$32,799
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
2.85%
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%
$655,980
$656.0K
Cap Rate 7%
$468,557
$468.6K
Cap Rate 9%
$364,433
$364.4K
Market Conditions
NOI Build-Up for 2,585 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
$49.3K $19.08/SF
− Vacancy
−$2.5K −$0.95/SF
EGI
$46.9K $18.13/SF
− OpEx
−$14.1K −$5.44/SF
NOI
$32.8K $12.69/SF
Area
Garden Grove, CA
Vacancy
5.00%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
30.00%
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%
$655,980
Cap Rate 7%
$468,557
Cap Rate 9%
$364,433
Alternative Uses
Best Use
Industrial
$468.6K
$410.0K – $546.7K
NOI $32,799 @ 7.0% cap · market cap 2.85%
Second Best
Flex RnD
$460.3K
$402.8K – $537.0K
NOI $32,220 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$809.0K
$707.9K – $943.8K
NOI $56,630 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,150
Businesses Nearby
Under-served
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
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Frequently Asked Questions
What type of property is this?
Flex space - Flex/industrial condo in Central Orange County, near the 22 freeway.
Where is this flex space located?
The property is located at 13902 Harbor Blvd Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Strategic location in Central Orange County, just south of the 22 freeway; Versatile flex/industrial condo suitable for small business owners; Secure property
