Stanton Commercial Building with
For Sale
$2,458,000
8452 Katella, Stanton, CA 90680
Two-story commercial building with income potential in Stanton, CA.
Property Size6,020 SF
Lot Size0.37 Acres
Price / SF$408.31
Days on Market155
Property Features for 8452 Katella
General Information
Standard status
Active
Size
6,020 SF
Lot size
0.37 Acres
Property subtype
Industrial
Building Details
Building Size
6,020 SF
Year Built
1960
Units
3
Listing Agency:
Frontier Realty Inc
(949) 216-0888
Listed By:
Nhu White · License #02100195
(949) 216-0888
Source:
Elliman
Added: Mar 11
Changed: Aug 11
Last Checked: Aug 11 at 12:09PM
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 Frontier Realty Inc
Investment Insights
Based on property information with market context.
This two-story commercial building in Stanton features 6,020 square feet divided into three separately accessible units, two located upstairs and one downstairs. Currently, two of the three units are occupied, providing existing income with the potential for increased value by leasing the remaining unit. The flexible, multi-tenant layout is suitable for office, showroom/retail, or light warehouse use. It is ideal for an owner-user seeking supplemental income or an investor looking for diversified tenancy. The property is move-in ready and includes upgraded LVP flooring upstairs, new recessed lighting, upgraded dual-pane storefront glass, two remodeled upstairs restrooms (with three total restrooms), two new electrical subpanels, and new upstairs windows. The HVAC and roof are approximately three years old. Situated on a 0.37-acre lot, the building includes 17 on-site parking spaces. It benefits from high visibility along a corridor with approximately 30,000 to 45,000 vehicles per day and strong signage potential, positioning it for immediate occupancy and long-term value.
Key Highlights
- In‑place income from 2 of 3 occupied units with value‑add potential from leasing the remaining unit.
- Flexible, multi‑tenant layout suitable for office, showroom/retail, or light warehouse use.
- Move‑in ready condition with extensive improvements**, including new flooring, lighting, restrooms, and windows.
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
$136,776
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
5.56%
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%
$2,735,520
$2.7M
Cap Rate 7%
$1,953,943
$2.0M
Cap Rate 9%
$1,519,733
$1.5M
Market Conditions
NOI Build-Up for 6,020 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
$202.3K $33.60/SF
− Vacancy
−$6.9K −$1.14/SF
EGI
$195.4K $32.46/SF
− OpEx
−$58.6K −$9.74/SF
NOI
$136.8K $22.72/SF
Area
Orange County, CA
Vacancy
3.40%
Lease Rate
$33.60 /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%
$2,735,520
Cap Rate 7%
$1,953,943
Cap Rate 9%
$1,519,733
Alternative Uses
Best Use
Retail
$1.95M
$1.71M – $2.28M
NOI $136,776 @ 7.0% cap · market cap 5.56%
Second Best
Office B
$1.69M
$1.48M – $1.97M
NOI $118,382 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,540 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,155
Businesses Nearby
Explore this area
Business Placement
Demographics for 90680, CA
30,045
Population
10,866
Households
2.8
Avg Household Size
38
Median Age
23%
College-Educated
74%
High-School Grad
2.6 sq mi
ZIP Area
11,556
Density / Sq Mi
$83,150
Median Household Income
$41,705
Median Earnings
$1,953
Median Rent
$571,300
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?
Mixed-use property - Two-story commercial building with income potential in Stanton, CA.
Where is this mixed-use property located?
The property is located at 8452 Katella Stanton, CA.
What is the asking price?
The asking price for this property is $2,458,000.
What are key features of this property?
This property features: In‑place income from 2 of 3 occupied units with value‑add potential from leasing the remaining unit.; Flexible, multi‑tenant layout suitable for office, showroom/retail, or light warehouse use.; Move‑in ready condition with extensive improvements**, including new flooring, lighting, restrooms, and windows.
