Industrial Flex Building with
For Sale
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4133 Guardian Street, Simi Valley, CA 93063
Industrial flex building with fully built-out office and laboratory improvements, including a 2nd-level office mezzanine.
Property Size12,770 SF
Lot Size5.05 Acres
Price / SF$276.04
Days on Market133
Property Features for 4133 Guardian Street
General Information
Standard status
Active
Size
12,770 SF
Total Parking Spaces
39
Lot size
5.05 Acres
Property subtype
Industrial
Zoning
BP
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$137,344
Building Details
Year Built
2004
Tenancy
Single
Listing Agency:
Dunn Property Group, Inc.
Listed By:
Michael Dunn · License #CA 00949670
Source:
Crexi
Added: Apr 28
Changed: Aug 31
Last Checked: Sep 2 at 6:30AM
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 Dunn Property Group, Inc.
Investment Insights
Based on property information with market context.
4133 Guardian Street is a 12,770 sq. ft. industrial flex building featuring fully built-out office and laboratory improvements. The space is configured with an office component representing 62% of the improvements and a laboratory component representing 38%. The office area includes a 2nd-level mezzanine of 2,346 sq. ft., and the building is 100% air-conditioned.
The property is located in the Tapo Canyon Business Park on the south end of Simi Valley, situated at Tapo Canyon and Guardian Street.
The current tenant is Voyager Technologies, Inc., a specialized engineering firm with a significant investment in specialized tenant improvements at the property.
The property is located in the Tapo Canyon Business Park on the south end of Simi Valley, situated at Tapo Canyon and Guardian Street.
The current tenant is Voyager Technologies, Inc., a specialized engineering firm with a significant investment in specialized tenant improvements at the property.
Key Highlights
- 12,770 sq. ft. industrial building built in 2004 with fully built‑out office and laboratory improvements
- 62% general office build out and 38% laboratory build out, including a 2nd‑level office mezzanine (2,346 sq. ft.)
- 100% air‑conditioned facility
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
$169,529
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
4.81%
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%
$3,390,580
$3.4M
Cap Rate 7%
$2,421,843
$2.4M
Cap Rate 9%
$1,883,656
$1.9M
Market Conditions
NOI Build-Up for 12,770 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
$283.5K $22.20/SF
− Vacancy
−$22.7K −$1.78/SF
EGI
$260.8K $20.42/SF
− OpEx
−$91.3K −$7.15/SF
NOI
$169.5K $13.28/SF
Area
Simi Valley, CA
Vacancy
8.00%
Lease Rate
$22.20 /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%
$3,390,580
Cap Rate 7%
$2,421,843
Cap Rate 9%
$1,883,656
Alternative Uses
Best Use
Flex RnD
$2.42M
$2.12M – $2.83M
NOI $169,529 @ 7.0% cap · market cap 4.81%
Second Best
Industrial
$1.50M
$1.31M – $1.75M
NOI $105,176 @ 7.0% cap · market cap 2.98%
Theoretical Best
Office A
$4.15M
$3.63M – $4.84M
NOI $290,690 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
645
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93063, CA
55,076
Population
20,220
Households
2.7
Avg Household Size
43
Median Age
36%
College-Educated
90%
High-School Grad
36.2 sq mi
ZIP Area
1,521
Density / Sq Mi
$124,030
Median Household Income
$56,868
Median Earnings
$2,385
Median Rent
$746,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial flex building with fully built-out office and laboratory improvements, including a 2nd-level office mezzanine.
Where is this flex space located?
The property is located at 4133 Guardian Street Simi Valley, CA.
What is the asking price?
The asking price for this property is $3,525,000.
What are key features of this property?
This property features: 12,770 sq. ft. industrial building built in 2004 with fully built‑out office and laboratory improvements; 62% general office build out and 38% laboratory build out, including a 2nd‑level office mezzanine (2,346 sq. ft.); 100% air‑conditioned facility
