Office
For Sale
Contact for pricing
8291 Westminster Blvd., Westminster, CA 92683
A substantial office property offering an established commercial building in Westminster.
Property Size16,821 SF
Price / SF$475.30
Days on Market11
Property Features for 8291 Westminster Blvd.
General Information
Standard status
Active
Size
16,821 SF
Class
B
Property subtype
Office
Lease Type
NNN
Building Details
Year Built
1977
Year Renovated
2024
Stories
2
Listing Agency:
Lee & Associates - Irvine
(949) 790-3129
Listed By:
Mia Pham · License #01875144
Source:
Crexi
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 29 at 10:53AM
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.
This office building contains 16,821 square feet and was constructed in 1977. The property is identified as an office asset suited to commercial use.
Located at 8291 Westminster Blvd. in Westminster, California, the building provides an established office presence within the local market.
Located at 8291 Westminster Blvd. in Westminster, California, the building provides an established office presence within the local market.
Key Highlights
- 16,821‑square‑foot office building
- Constructed in 1977
- Located at 8291 Westminster Blvd., Westminster, CA 92683
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
—
—
no second resolved use
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,612
Businesses Nearby
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?
Office building - A substantial office property offering an established commercial building in Westminster.
Where is this office building located?
The property is located at 8291 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‑square‑foot office building; Constructed in 1977; Located at 8291 Westminster Blvd., Westminster, CA 92683
