Moorpark Industrial Investment
For Sale
$3,200,000
554 Flinn Avenue, Moorpark, CA 93021
Long-term tenant, high-tech industrial operator, light industrial-flex zoning.
Property Size17,772 SF
Days on Market290
Property Features for 554 Flinn Avenue
General Information
Standard status
Active
Size
17,772 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$15,180
Building Details
Building Size
17,772 SF
Year Built
1984
Listing Agency:
John W. Newton & Associates, Inc.
(805) 378-0070
Listed By:
John Newton · License #00925471
Source:
Truthrealty
Added: Nov 9, 2025
Changed: Aug 23
Last Checked: Aug 26 at 2:41PM
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 John W. Newton & Associates, Inc.
Investment Insights
Based on property information with market context.
This property presents a great investment opportunity with a long-term, hi-tech industrial tenant specializing in optics and photonics engineering and manufacturing, operating in a high-security environment. The tenant, Gooch & Housego, is part of an international corporation. The existing 5-year lease extends to September 20, 2030, with a lease rate of $0.85 per square foot NNN, amounting to $13,047.50 per month, plus annual CPI adjustments. The approximate cap rate is 4.9. Lease contracts are available for review and assumption. The property is a free-standing, one-story building with wood-frame and stucco construction and HVAC throughout. It features a 120/208 V 800 Amp Main with 5 sub-panels and one roll-up door. The building includes an approximate 18-foot clear height, 5 offices, a break room, and multiple restrooms. A 2,475 square foot mezzanine provides additional storage. There are 32 on-site parking spaces, with an additional 13 spaces available on the street. Zoned as Light Industrial-Flex, the property allows for future additional commercial retail use opportunities. It is located close to State Route 23/118 Freeway access in the City of Moorpark, Ventura County, CA.
Key Highlights
- Long‑term tenant: Gooch & Housego, an international corporation, with lease until September 20, 2030.
- Stable income stream: $.85/SF NNN, $13,047.50 per month plus annual CPI.
- Attractive Cap Rate: Approximately 4.9.
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
$181,148
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
5.66%
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%
$3,622,960
$3.6M
Cap Rate 7%
$2,587,829
$2.6M
Cap Rate 9%
$2,012,756
$2.0M
Market Conditions
NOI Build-Up for 17,772 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
$273.0K $15.36/SF
− Vacancy
−$14.2K −$0.80/SF
EGI
$258.8K $14.56/SF
− OpEx
−$77.6K −$4.37/SF
NOI
$181.1K $10.19/SF
Area
Ventura County, CA
Vacancy
5.20%
Lease Rate
$15.36 /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%
$3,622,960
Cap Rate 7%
$2,587,829
Cap Rate 9%
$2,012,756
Alternative Uses
Best Use
Industrial
$2.59M
$2.26M – $3.02M
NOI $181,148 @ 7.0% cap · market cap 5.66%
Second Best
Flex RnD
$2.45M
$2.14M – $2.86M
NOI $171,311 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$6.10M
$5.34M – $7.12M
NOI $427,074 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,398
Businesses Nearby
Explore this area
Business Placement
Demographics for 93021, CA
38,103
Population
12,103
Households
3.1
Avg Household Size
39
Median Age
45%
College-Educated
91%
High-School Grad
47.8 sq mi
ZIP Area
797
Density / Sq Mi
$149,848
Median Household Income
$55,770
Median Earnings
$2,651
Median Rent
$862,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Long-term tenant, high-tech industrial operator, light industrial-flex zoning.
Where is this manufacturing property located?
The property is located at 554 Flinn Avenue Moorpark, CA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Long‑term tenant: Gooch & Housego, an international corporation, with lease until September 20, 2030.; Stable income stream: $.85/SF NNN, $13,047.50 per month plus annual CPI.; Attractive Cap Rate: Approximately 4.9.
