Flex and Warehouse Condo
For Sale
Contact for pricing
13902 Harbor Boulevard, Garden Grove, CA 92843
Industrial/retail condo split for warehousing with flex or retail use, featuring loading, floor drains, and power.
Property Size3,250 SF
Price / SF$446.15
Days on Market70
Property Features for 13902 Harbor Boulevard
General Information
Standard status
Active
Size
3,250 SF
Class
B
Total Parking Spaces
8
Property subtype
Retail, Office, Industrial
Zoning
PUD
Occupancy
100%
Site & Location
Traffic Count
60,000 vehicles/day
Highway Access
Yes
Warehouse & Industrial
Clear Height
15 ft
Drive-In Doors
1
Building Details
Year Built
1981
Year Renovated
2024
Tenancy
Single
Listing Agency:
Ashwill Associates Commercial Real Estate
Listed By:
Kyle Williams · License #CA 02015940
Source:
Crexi
Added: Jun 1
Changed: Aug 7
Last Checked: Aug 8 at 12:14PM
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 Ashwill Associates Commercial Real Estate
Investment Insights
Based on property information with market context.
This for-sale condo unit within an industrial business park offers approximately 3,250 square feet and is currently split by a demising wall into two separate spaces. The configuration supports a practical split between warehousing and flex or retail uses, depending on tenant or buyer needs. The warehouse side includes floor drains and 15’ warehouse clearance, along with one ground-level loading door. Electrical service is listed as 100 amps (verify), and there are two private restrooms.
The unit is located at 13902 Harbor Blvd. in Garden Grove, within an association-managed common area that includes eight parking spaces in common. Harbor Boulevard sees heavy activity, with approximately 60,000 cars per day referenced in the remarks, and the property is described as having strong freeway connectivity to the 22, 5, 55, 57 and 405. The OC Streetcar is expected to open in Spring 2026 with access from the Harbor Transit Center.
For tenants or buyers looking for flexible occupancy, the demising wall layout can accommodate a warehouse/storage operation alongside a complementary flex or retail component within the same unit. Retail and industrial uses are noted as permitted, though items should be verified. The business park environment is described as supporting a range of service and light industrial users, providing context for mixed operational needs within the same property group.
The unit is located at 13902 Harbor Blvd. in Garden Grove, within an association-managed common area that includes eight parking spaces in common. Harbor Boulevard sees heavy activity, with approximately 60,000 cars per day referenced in the remarks, and the property is described as having strong freeway connectivity to the 22, 5, 55, 57 and 405. The OC Streetcar is expected to open in Spring 2026 with access from the Harbor Transit Center.
For tenants or buyers looking for flexible occupancy, the demising wall layout can accommodate a warehouse/storage operation alongside a complementary flex or retail component within the same unit. Retail and industrial uses are noted as permitted, though items should be verified. The business park environment is described as supporting a range of service and light industrial users, providing context for mixed operational needs within the same property group.
Key Highlights
- ±3,250 SF industrial/retail condo unit built in 1981, currently split by a demising wall into two separate spaces
- One (1) ground‑level loading door with ±15' warehouse clearance and floor drains in the warehouse
- 100 amps power (verify) plus two private restrooms for the unit
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
$50,073
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
3.45%
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%
$1,001,460
$1.0M
Cap Rate 7%
$715,329
$715.3K
Cap Rate 9%
$556,367
$556.4K
Market Conditions
NOI Build-Up for 3,250 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
$62.0K $19.08/SF
− Vacancy
−$3.1K −$0.95/SF
EGI
$58.9K $18.13/SF
− OpEx
−$8.8K −$2.72/SF
NOI
$50.1K $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%
$1,001,460
Cap Rate 7%
$715,329
Cap Rate 9%
$556,367
Alternative Uses
Best Use
Warehouse
$715.3K
$625.9K – $834.6K
NOI $50,073 @ 7.0% cap · market cap 3.45%
Second Best
Retail
$649.4K
$568.2K – $757.6K
NOI $45,455 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$1.02M
$890.0K – $1.19M
NOI $71,198 @ 7.0% cap · market cap 4.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
1
Drive-in doors
60,000 VPD
Traffic count
Yes
Highway access
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
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial/retail condo split for warehousing with flex or retail use, featuring loading, floor drains, and power.
Where is this flex space located?
The property is located at 13902 Harbor Boulevard Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: ±3,250 SF industrial/retail condo unit built in 1981, currently split by a demising wall into two separate spaces; One (1) ground‑level loading door with ±15' warehouse clearance and floor drains in the warehouse; 100 amps power (verify) plus two private restrooms for the unit
