Multi-Tenant Mixed-Use
For Sale
Contact for pricing
405 S State College Blvd, Brea, CA 92821
The property combines retail and office space within an established commercial building.
Property Size13,366 SF
Price / SF$351.64
Days on Market191
Property Features for 405 S State College Blvd
General Information
Standard status
Active
Size
13,366 SF
Property subtype
Retail, Office
Occupancy
100%
Lease Type
Gross
Building Details
Year Built
1974
Tenancy
Multi
Listing Agency:
Kidder Mathews
Listed By:
Eric Shain · License #02050566
Source:
Crexi
Added: Feb 20
Changed: Aug 29
Last Checked: Aug 29 at 3:48PM
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 Kidder Mathews
Investment Insights
Based on property information with market context.
Brea Park Plaza is a multi-tenant mixed-use property containing retail and office space. The building encompasses 13,366 square feet and was constructed in 1974, providing a defined commercial setting for multiple occupants.
Located at 405 S State College Blvd in Brea, California, the property is positioned along a named commercial boulevard. Its combination of retail and office components gives the asset a diversified physical configuration within a single building.
Located at 405 S State College Blvd in Brea, California, the property is positioned along a named commercial boulevard. Its combination of retail and office components gives the asset a diversified physical configuration within a single building.
Key Highlights
- 13,366‑square‑foot mixed‑use property
- Retail and office components in one building
- Multi‑tenant commercial configuration
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
$303,680
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
6.46%
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%
$6,073,600
$6.1M
Cap Rate 7%
$4,338,286
$4.3M
Cap Rate 9%
$3,374,222
$3.4M
Market Conditions
NOI Build-Up for 13,366 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
$449.1K $33.60/SF
− Vacancy
−$15.3K −$1.14/SF
EGI
$433.8K $32.46/SF
− OpEx
−$130.1K −$9.74/SF
NOI
$303.7K $22.72/SF
Area
Orange County, CA
Vacancy
3.40%
Lease Rate
$33.60 /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%
$6,073,600
Cap Rate 7%
$4,338,286
Cap Rate 9%
$3,374,222
Alternative Uses
Best Use
Retail
$4.34M
$3.80M – $5.06M
NOI $303,680 @ 7.0% cap · market cap 6.46%
Second Best
Office B
$3.75M
$3.29M – $4.38M
NOI $262,839 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$4.49M
$3.93M – $5.24M
NOI $314,256 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,783
Businesses Nearby
Explore this area
Business Placement
Demographics for 92821, CA
41,335
Population
15,232
Households
2.7
Avg Household Size
40
Median Age
49%
College-Educated
93%
High-School Grad
14.1 sq mi
ZIP Area
2,932
Density / Sq Mi
$116,660
Median Household Income
$59,010
Median Earnings
$2,254
Median Rent
$851,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines retail and office space within an established commercial building.
Where is this mixed-use property located?
The property is located at 405 S State College Blvd Brea, CA.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: 13,366‑square‑foot mixed‑use property; Retail and office components in one building; Multi‑tenant commercial configuration
