Newport Beach Flex/Industrial Investment
For Sale
Contact for pricing
847 W 16th St, Newport Beach, CA 92663
Two buildings on one parcel, investment or owner-occupant opportunity.
Property Size20,100 SF
Price / SF$529
Days on Market188
Property Features for 847 W 16th St
General Information
Standard status
Active
Size
20,100 SF
Property subtype
Industrial
Zoning
IG
Building Details
Year Built
1954
Listing Agency:
Tidemark Real Estate
Listed By:
Stephen Margaretis · License #CA 02112014
Source:
Crexi
Added: Feb 5
Changed: Aug 8
Last Checked: Aug 8 at 6:31AM
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 Tidemark Real Estate
Investment Insights
Based on property information with market context.
Located at 845 - 849 W. 16th Street in Newport Beach, this property features two buildings situated on a single parcel of land. The property is comprised of flex space, industrial properties, office buildings, office properties and spaces, warehouses, and other warehouse types. Both buildings are currently leased, but the building at 845 W. 16th Street will be available for occupancy on November 1, 2026. This presents an opportunity for an investor to acquire the property and benefit from the existing cash flow. Alternatively, an owner-occupant could purchase the property and occupy one or both buildings upon lease expiration. The property's location provides convenient access to the 55 Freeway, Pacific Coast Highway, and Newport Harbor. Surrounded by amenities and Hoag Hospital, the property offers a Newport Beach address suitable for financial growth in a coastal market. The Property Size is 20100 square feet.
Key Highlights
- Premier Newport Beach address with convenient access to the 55 Freeway, Pacific Coast Highway, and Newport Harbor.
- Two buildings on one parcel of land.
- Opportunity for cash flow from existing leases.
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
$395,262
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
3.72%
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%
$7,905,240
$7.9M
Cap Rate 7%
$5,646,600
$5.6M
Cap Rate 9%
$4,391,800
$4.4M
Market Conditions
NOI Build-Up for 20,100 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
$600.6K $29.88/SF
− Vacancy
−$73.6K −$3.66/SF
EGI
$527.0K $26.22/SF
− OpEx
−$131.8K −$6.55/SF
NOI
$395.3K $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%
$7,905,240
Cap Rate 7%
$5,646,600
Cap Rate 9%
$4,391,800
Alternative Uses
Best Use
Office B
$5.65M
$4.94M – $6.59M
NOI $395,262 @ 7.0% cap · market cap 3.72%
Second Best
Flex RnD
$5.22M
$4.57M – $6.10M
NOI $365,708 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$6.75M
$5.91M – $7.88M
NOI $472,583 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,957
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92663, CA
20,812
Population
12,348
Households
1.7
Avg Household Size
42
Median Age
64%
College-Educated
97%
High-School Grad
3.3 sq mi
ZIP Area
6,307
Density / Sq Mi
$138,271
Median Household Income
$77,157
Median Earnings
$2,717
Median Rent
$2,000,001
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?
Flex space - Two buildings on one parcel, investment or owner-occupant opportunity.
Where is this flex space located?
The property is located at 847 W 16th St Newport Beach, CA.
What is the asking price?
The asking price for this property is $10,632,900.
What are key features of this property?
This property features: Premier Newport Beach address with convenient access to the 55 Freeway, Pacific Coast Highway, and Newport Harbor.; Two buildings on one parcel of land.; Opportunity for cash flow from existing leases.
