Freestanding Flex and Service
For Sale
Contact for pricing
2635 W Orangethorpe Ave, Fullerton, CA 92833
Freestanding, gated building with ground floor space plus service and office areas totaling 10,984 SF.
Property Size15,064 SF
Price / SF$278.48
Days on Market780
Property Features for 2635 W Orangethorpe Ave
General Information
Standard status
Active
Size
15,064 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Listing Agency:
CBRE
(949) 725-8500
Listed By:
Keith Greer · License #01899022
(714) 371-9209
Source:
Moodyscre
Added: Jul 29, 2024
Changed: Sep 14
Last Checked: Sep 15 at 7:10AM
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 CBRE
Investment Insights
Based on property information with market context.
Freestanding building on a secured, gated property with a design that can accommodate multiple uses. The building includes 5,400 SF of ground floor space and an additional 5,584 SF designated as service and office.
The property is located in close proximity to the Santa Ana (5) and Riverside (91) freeways, supporting convenient regional access.
With a combined mix of ground floor and service/office space, the building can be a practical option for businesses seeking an on-site service and work component alongside office use.
The property is located in close proximity to the Santa Ana (5) and Riverside (91) freeways, supporting convenient regional access.
With a combined mix of ground floor and service/office space, the building can be a practical option for businesses seeking an on-site service and work component alongside office use.
Key Highlights
- Freestanding, gated building with a total of 10,984 SF (5,400 SF ground floor plus 5,584 SF service and office space).
- Design can accommodate multiple uses.
- Secured, gated 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
$192,342
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
4.59%
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%
$3,846,840
$3.8M
Cap Rate 7%
$2,747,743
$2.7M
Cap Rate 9%
$2,137,133
$2.1M
Market Conditions
NOI Build-Up for 15,064 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
$287.4K $19.08/SF
− Vacancy
−$12.6K −$0.84/SF
EGI
$274.8K $18.24/SF
− OpEx
−$82.4K −$5.47/SF
NOI
$192.3K $12.77/SF
Area
Fullerton, CA
Vacancy
4.40%
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%
$3,846,840
Cap Rate 7%
$2,747,743
Cap Rate 9%
$2,137,133
Alternative Uses
Best Use
Industrial
$2.75M
$2.40M – $3.21M
NOI $192,342 @ 7.0% cap · market cap 4.59%
Second Best
Flex RnD
$2.55M
$2.23M – $2.98M
NOI $178,603 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$4.84M
$4.24M – $5.65M
NOI $339,080 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92833, CA
52,598
Population
17,042
Households
3.1
Avg Household Size
39
Median Age
43%
College-Educated
88%
High-School Grad
7.7 sq mi
ZIP Area
6,831
Density / Sq Mi
$113,296
Median Household Income
$51,502
Median Earnings
$2,155
Median Rent
$844,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Freestanding, gated building with ground floor space plus service and office areas totaling 10,984 SF.
Where is this flex space located?
The property is located at 2635 W Orangethorpe Ave Fullerton, CA.
What is the asking price?
The asking price for this property is $4,195,000.
What are key features of this property?
This property features: Freestanding, gated building with a total of 10,984 SF (5,400 SF ground floor plus 5,584 SF service and office space).; Design can accommodate multiple uses.; Secured, gated property.
