Corner Medical Office
For Sale
$1,640,000
8192 Orangethorpe Avenue, Buena Park, CA 90621
Corner commercial property with General Mix Use Zoning near freeways 5 and 91.
Property Size3,200 SF
Price / SF$512.50
Days on Market327
Property Features for 8192 Orangethorpe Avenue
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Mixed Use
Zoning
General Mix Use
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Amenities
3
Corner Lot.
Level, Rectangular
Corner, Rectangular, Level.
Building Details
Year Built
1949
Listing Agency:
Exit Alliance Realty
(951) 639-8777
Listed By:
Cindee Choi · License #02126264
Source:
Xome
Added: Oct 8, 2025
Changed: Aug 30
Last Checked: Apr 24 at 6:27PM
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 Exit Alliance Realty
Investment Insights
Based on property information with market context.
This corner commercial property is classified as medical office space and includes a building suited to dental, medical, or other office uses. General Mix Use Zoning in the City of Buena Park supports the property’s commercial office positioning.
The property is located at 8192 Orangethorpe Ave in Buena Park, near freeways 5 and 91. Its corner-lot configuration and access to these major freeway routes provide key location characteristics for office users evaluating the site.
The property is located at 8192 Orangethorpe Ave in Buena Park, near freeways 5 and 91. Its corner-lot configuration and access to these major freeway routes provide key location characteristics for office users evaluating the site.
Key Highlights
- Corner commercial lot at 8192 Orangethorpe Ave
- General Mix Use Zoning in the City of Buena Park
- Near freeways 5 and 91
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
$62,927
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
3.84%
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%
$1,258,540
$1.3M
Cap Rate 7%
$898,957
$899.0K
Cap Rate 9%
$699,189
$699.2K
Market Conditions
NOI Build-Up for 3,200 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
$95.6K $29.88/SF
− Vacancy
−$11.7K −$3.66/SF
EGI
$83.9K $26.22/SF
− OpEx
−$21.0K −$6.55/SF
NOI
$62.9K $19.66/SF
Area
Orange County, CA
Vacancy
12.25%
Lease Rate
$29.88 /SF/Yr
Expense Ratio
25.00%
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%
$1,258,540
Cap Rate 7%
$898,957
Cap Rate 9%
$699,189
Alternative Uses
Best Use
Office B
$899.0K
$786.6K – $1.05M
NOI $62,927 @ 7.0% cap · market cap 3.84%
Second Best
Healthcare Medical
$870.9K
$762.1K – $1.02M
NOI $60,965 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$1.07M
$940.5K – $1.25M
NOI $75,237 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,025
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90621, CA
36,972
Population
11,244
Households
3.3
Avg Household Size
36
Median Age
32%
College-Educated
84%
High-School Grad
4.2 sq mi
ZIP Area
8,803
Density / Sq Mi
$94,679
Median Household Income
$43,063
Median Earnings
$2,061
Median Rent
$734,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Banfield Pet Hospital — 8331 La Palma Ave, Buena Park, CA 90620
- Orangethorpe Animal Aid Hospital — 7912 Orangethorpe Ave, Buena Park, CA 90621
- Palacpac Pete DVM — 7912 Orangethorpe Ave, Buena Park, CA 90621
- South Glendora Animal Hospital — 8725 Orangethorpe Ave, Buena Park, CA 90621
Frequently Asked Questions
What type of property is this?
Medical Office Space - Corner commercial property with General Mix Use Zoning near freeways 5 and 91.
Where is this medical office space located?
The property is located at 8192 Orangethorpe Avenue Buena Park, CA.
What is the asking price?
The asking price for this property is $1,640,000.
What are key features of this property?
This property features: Corner commercial lot at 8192 Orangethorpe Ave; General Mix Use Zoning in the City of Buena Park; Near freeways 5 and 91
