Two-Story Assisted Living
New
For Sale
$7,995,000
8291-8295 Westminster Blvd, Westminster, CA 92683
Healthcare-oriented property with senior care areas, administrative offices, and upgraded life-safety systems.
Property Size16,821 SF
Days on Market7
Property Features for 8291-8295 Westminster Blvd
General Information
Standard status
Active
Size
16,821 SF
Property subtype
Office
Building Details
Building Size
16,821 SF
Year Built
1977
Listing Agency:
Lee & Associates - Irvine
(949) 790-3129
Listed By:
Mia Pham · License #CalDRE #01875144
Source:
Lee-associates
Added: Aug 20
Changed: Aug 26
Last Checked: Aug 25 at 5:18AM
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 - Irvine
Investment Insights
Based on property information with market context.
Built in 1977, this two-story medical-adaptive property contains ±16,821 SF on a ±0.92-acre site, including ±39,988 SF of gross land area. The first floor provides approximately ±10,000 SF configured for senior care functions such as rehabilitation, dayrooms, activity areas, and medical clinic rooms. The second floor adds ±6,821 SF of administrative office space.
C1 zoning identifies office, medical, adult day care, and occupational school uses, subject to verification with the City of Westminster. Building improvements include wheelchair-accessible bathrooms and showers, stainless steel handrails, a new stairwell, and a fire alarm and sprinkler installation with 100+ heads. Additional systems include HEPA-filtered HVAC, WonderGuard door-access monitoring, a nurse call system, and interior and exterior surveillance cameras. The property is I-4 code approved by OCFA for memory care and dementia patient use.
C1 zoning identifies office, medical, adult day care, and occupational school uses, subject to verification with the City of Westminster. Building improvements include wheelchair-accessible bathrooms and showers, stainless steel handrails, a new stairwell, and a fire alarm and sprinkler installation with 100+ heads. Additional systems include HEPA-filtered HVAC, WonderGuard door-access monitoring, a nurse call system, and interior and exterior surveillance cameras. The property is I-4 code approved by OCFA for memory care and dementia patient use.
Key Highlights
- ±16,821 SF two‑story medical‑adaptive building on a ±0.92‑acre lot
- ±10,000 SF first‑floor senior care configuration with rehabilitation and medical clinic areas
- ±6,821 SF of second‑floor administrative office space
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
$330,781
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
4.14%
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%
$6,615,620
$6.6M
Cap Rate 7%
$4,725,443
$4.7M
Cap Rate 9%
$3,675,344
$3.7M
Market Conditions
NOI Build-Up for 16,821 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
$502.6K $29.88/SF
− Vacancy
−$61.6K −$3.66/SF
EGI
$441.0K $26.22/SF
− OpEx
−$110.3K −$6.55/SF
NOI
$330.8K $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%
$6,615,620
Cap Rate 7%
$4,725,443
Cap Rate 9%
$3,675,344
Alternative Uses
Best Use
Office B
$4.73M
$4.13M – $5.51M
NOI $330,781 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$4.59M
$4.01M – $5.35M
NOI $321,066 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$5.65M
$4.94M – $6.59M
NOI $395,489 @ 7.0% cap · market cap 4.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,612
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92683, CA
90,946
Population
29,075
Households
3.1
Avg Household Size
42
Median Age
26%
College-Educated
78%
High-School Grad
9.7 sq mi
ZIP Area
9,376
Density / Sq Mi
$82,703
Median Household Income
$39,821
Median Earnings
$2,101
Median Rent
$820,000
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?
Assisted living facility - Healthcare-oriented property with senior care areas, administrative offices, and upgraded life-safety systems.
Where is this assisted living facility located?
The property is located at 8291-8295 Westminster Blvd Westminster, CA.
What is the asking price?
The asking price for this property is $7,995,000.
What are key features of this property?
This property features: ±16,821 SF two‑story medical‑adaptive building on a ±0.92‑acre lot; ±10,000 SF first‑floor senior care configuration with rehabilitation and medical clinic areas; ±6,821 SF of second‑floor administrative office space
