Garden Grove Warehouse/Office
For Sale
Contact for pricing
13902 West Street, Garden Grove, CA 92843
16,600 SF Office/Warehouse on 0.83 Acre Lot.
Property Size16,600 SF
Lot Size0.83 Acres
Price / SF$337.35
Days on Market679
Property Features for 13902 West Street
General Information
Standard status
Active
Size
16,600 SF
Class
C
Lot size
0.83 Acres
Property subtype
Industrial
Zoning
M-1
Investment Type
Owner/User
Building Details
Year Built
1964
Buildings
1
Stories
2
Units
1
Tenancy
Multi
Listing Agency:
SRS Industrial
Listed By:
Nathan Demosthenes · License #CA 01927262
Source:
Crexi
Added: Oct 7, 2024
Changed: Aug 13
Last Checked: Aug 16 at 4:07AM
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 SRS Industrial
Investment Insights
Based on property information with market context.
This 16,600 square foot office and warehouse property is situated on a 0.83 acre lot. The property features approximately 2,500 square feet of office space, with a floor plan available. It is located in Garden Grove, CA and zoned M-1 (Industrial). The property is suitable for an owner-user or as an investment opportunity. The seller will vacate the premises by the close of escrow. The warehouse has been recently refreshed with an opened-up interior. It includes ample, fenced, gated, and paved private yard space that allows for drive-around access. The building has five drive-in doors and a clear height of 16-18 feet. Power is supplied by 400-800 amps.
Key Highlights
- Large +/- 16,600 SF Office / Warehouse on +/- 0.83 Acre Lot
- Ample, fenced/gated, and paved private yard space with drive around
- Features five drive‑in doors
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
$255,758
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
4.57%
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%
$5,115,160
$5.1M
Cap Rate 7%
$3,653,686
$3.7M
Cap Rate 9%
$2,841,756
$2.8M
Market Conditions
NOI Build-Up for 16,600 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
$316.7K $19.08/SF
− Vacancy
−$15.8K −$0.95/SF
EGI
$300.9K $18.13/SF
− OpEx
−$45.1K −$2.72/SF
NOI
$255.8K $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%
$5,115,160
Cap Rate 7%
$3,653,686
Cap Rate 9%
$2,841,756
Alternative Uses
Best Use
Warehouse
$3.65M
$3.20M – $4.26M
NOI $255,758 @ 7.0% cap · market cap 4.57%
Second Best
Office B
$3.64M
$3.18M – $4.25M
NOI $254,727 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$5.20M
$4.55M – $6.06M
NOI $363,660 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,087
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - 16,600 SF Office/Warehouse on 0.83 Acre Lot.
Where is this warehouse located?
The property is located at 13902 West Street Garden Grove, CA.
What is the asking price?
The asking price for this property is $5,600,000.
What are key features of this property?
This property features: Large +/- 16,600 SF Office / Warehouse on +/- 0.83 Acre Lot; Ample, fenced/gated, and paved private yard space with drive around; Features five drive‑in doors
