Freestanding Warehouse with Five
For Sale
Contact for pricing
Pending
25131 Arctic Ocean Dr, Lake Forest, CA 92630
Free-standing, divisible warehouse with five grade-level doors, two gated yards, and 24' clear height.
Property Size46,200 SF
Days on Market395
Property Features for 25131 Arctic Ocean Dr
General Information
Standard status
Pending
Size
46,200 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
24 ft
Office Build-Out
3,300 SF
Drive-In Doors
5
Power
4,000 amps
Voltage
480 V
Three-Phase Power
Yes
Sprinkler System
Yes
Additional Details
Fenced Yard
Yes
Listing Agency:
Eberle Company
(949) 251-6566
Listed By:
Steve Eberle · License #01316838
(949) 350-3231
Source:
Moodyscre
Added: Aug 22, 2025
Changed: Sep 8
Last Checked: Sep 19 at 10:02AM
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 Eberle Company
Investment Insights
Based on property information with market context.
Free-standing warehouse/flex building offering a divisible layout, including approximately 3,300 SF of office space (to be verified). The facility features five (5) grade-level doors and two (2) gated yards, supporting both docked operations and yard storage needs. Warehouse height is approximately 24' clear.
The building is served by a 1,940 GPM sprinkler system and electrical capacity of 4,000 amps at 277/480 volts.
The available configuration is designed to accommodate flexible use within an industrial warehouse setting, with office space separated from the warehouse and dedicated exterior yard areas for controlled access.
The building is served by a 1,940 GPM sprinkler system and electrical capacity of 4,000 amps at 277/480 volts.
The available configuration is designed to accommodate flexible use within an industrial warehouse setting, with office space separated from the warehouse and dedicated exterior yard areas for controlled access.
Key Highlights
- Free‑standing, divisible warehouse totaling 3,300 SF (to be verified)
- Five (5) grade‑level doors
- Two (2) gated yards
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
$840,582
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
4.44%
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%
$16,811,640
$16.8M
Cap Rate 7%
$12,008,314
$12.0M
Cap Rate 9%
$9,339,800
$9.3M
Market Conditions
NOI Build-Up for 46,200 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
$1.54M $33.24/SF
− Vacancy
−$242.5K −$5.25/SF
EGI
$1.29M $27.99/SF
− OpEx
−$452.6K −$9.80/SF
NOI
$840.6K $18.19/SF
Area
Orange County, CA
Vacancy
15.79%
Lease Rate
$33.24 /SF/Yr
Expense Ratio
35.00%
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%
$16,811,640
Cap Rate 7%
$12,008,314
Cap Rate 9%
$9,339,800
Alternative Uses
Best Use
Flex RnD
$12.01M
$10.51M – $14.01M
NOI $840,582 @ 7.0% cap · market cap 4.44%
Second Best
Industrial
$7.71M
$6.75M – $9.00M
NOI $539,897 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$15.52M
$13.58M – $18.10M
NOI $1,086,236 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
24 ft
Clear height
5
Drive-in doors
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
620
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92630, CA
66,359
Population
24,390
Households
2.7
Avg Household Size
40
Median Age
47%
College-Educated
93%
High-School Grad
10.5 sq mi
ZIP Area
6,320
Density / Sq Mi
$119,984
Median Household Income
$57,277
Median Earnings
$2,614
Median Rent
$858,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Free-standing, divisible warehouse with five grade-level doors, two gated yards, and 24' clear height.
Where is this flex space located?
The property is located at 25131 Arctic Ocean Dr Lake Forest, CA.
What is the asking price?
The asking price for this property is $18,942,000.
What are key features of this property?
This property features: Free‑standing, divisible warehouse totaling 3,300 SF (to be verified); Five (5) grade‑level doors; Two (2) gated yards
