Flex Space with Office
For Sale
Contact for pricing
28733-28757 Industry Dr, Valencia, CA 91355
Flex property featuring modern office improvements, clear height, and access to nearby retail amenities.
Property Size14,925 SF
Price / SF$285
Days on Market126
Property Features for 28733-28757 Industry Dr
General Information
Standard status
Active
Size
14,925 SF
Property subtype
INDUSTRIAL
Additional Details
Highway Access
Yes
Listing Agency:
Lee & Associates
(805) 490-9908
Listed By:
Erica Balin · License #01481476
(805) 490-9908
Source:
Moodyscre
Added: Apr 28
Changed: Aug 31
Last Checked: Aug 31 at 7:21AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This 14,925-square-foot flex property is located within Gateway Pointe Business Park and combines industrial-oriented functionality with finished office areas. The building includes a modern office build-out, clear height, and substantial power service, supporting a range of commercial operating requirements.
Retail amenities are located nearby, while access is provided to Freeways 5, 126, and 14. The Valencia address places the property within an established business park setting with convenient regional connectivity.
Retail amenities are located nearby, while access is provided to Freeways 5, 126, and 14. The Valencia address places the property within an established business park setting with convenient regional connectivity.
Key Highlights
- 14,925‑square‑foot flex property in Gateway Pointe Business Park
- Modern office build‑out included
- Clear‑height space with substantial power service
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
$174,415
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
4.10%
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%
$3,488,300
$3.5M
Cap Rate 7%
$2,491,643
$2.5M
Cap Rate 9%
$1,937,944
$1.9M
Market Conditions
NOI Build-Up for 14,925 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
$265.1K $17.76/SF
− Vacancy
−$15.9K −$1.07/SF
EGI
$249.2K $16.69/SF
− OpEx
−$74.7K −$5.01/SF
NOI
$174.4K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /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%
$3,488,300
Cap Rate 7%
$2,491,643
Cap Rate 9%
$1,937,944
Alternative Uses
Best Use
Industrial
$2.49M
$2.18M – $2.91M
NOI $174,415 @ 7.0% cap · market cap 4.10%
Second Best
Flex RnD
$1.90M
$1.67M – $2.22M
NOI $133,242 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$7.99M
$6.99M – $9.32M
NOI $559,355 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
214
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 91355, CA
32,886
Population
12,338
Households
2.7
Avg Household Size
42
Median Age
49%
College-Educated
97%
High-School Grad
13.2 sq mi
ZIP Area
2,491
Density / Sq Mi
$109,348
Median Household Income
$65,609
Median Earnings
$2,704
Median Rent
$744,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- SCVS Kewers — 28050 Hasley Canyon Rd # 108, Valencia, CA 91355
Frequently Asked Questions
What type of property is this?
Flex space - Flex property featuring modern office improvements, clear height, and access to nearby retail amenities.
Where is this flex space located?
The property is located at 28733-28757 Industry Dr Valencia, CA.
What is the asking price?
The asking price for this property is $4,253,625.
What are key features of this property?
This property features: 14,925‑square‑foot flex property in Gateway Pointe Business Park; Modern office build‑out included; Clear‑height space with substantial power service
