Four Freestanding Industrial
For Sale
Contact for pricing
Pending
10542-10572 Stanford Ave. Garden Grove, Garden Grove, CA 92840
Four industrial buildings totaling 16,000 SF on 1.725 acres.
Property Size16,000 SF
Lot Size1.73 Acres
Days on Market938
Property Features for 10542-10572 Stanford Ave. Garden Grove
General Information
Standard status
Pending
Size
16,000 SF
Class
C
Lot size
1.73 Acres
Property subtype
Industrial
Zoning
Adaptive Re-use (AR)
Occupancy
100%
Lease Type
Gross
Building Details
Year Built
1954
Buildings
4
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
Ashwill Associates Commercial Real Estate
(714) 456-0500
Listed By:
Kyle Williams · License #CA 02015940
Source:
Crexi
Added: Feb 6, 2024
Changed: Aug 8
Last Checked: Jul 24 at 1:16PM
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 Ashwill Associates Commercial Real Estate
Investment Insights
Based on property information with market context.
Available for sale is a property featuring four freestanding industrial buildings totaling approximately 16,000 square feet, situated on approximately 1.725 acres. The property includes a large paved and fenced yard. There are short-term leases in place. One unit, 10552 Stanford, and the rear fenced yard area, comprising 16,850 square feet, are vacant. The buildings feature separately metered units and five grade-level doors. Warehouse clearance ranges from approximately 10 to 14 feet. The zoning is Adaptive Re-use (AR) and Land Use (Industrial/Residential Mixed Use 2), allowing for flexible industrial, commercial, and residential development. The total land area is approximately 75,156 square feet. Redevelopment is possible with in-place income. The current occupancy includes month-to-month leases for 10562 and 10572, with tenant eviction in process, and 10542 is also month-to-month.
Key Highlights
- Significant Price Reduction: $500k reduction, now $5.1MM
- High Pro‑Forma Cap Rate: Approximately 7.69%
- Redevelopment Potential: Zoning allows flexible Industrial, Commercial & Residential Development
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
$246,514
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
4.83%
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%
$4,930,280
$4.9M
Cap Rate 7%
$3,521,629
$3.5M
Cap Rate 9%
$2,739,044
$2.7M
Market Conditions
NOI Build-Up for 16,000 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
$305.3K $19.08/SF
− Vacancy
−$15.3K −$0.95/SF
EGI
$290.0K $18.13/SF
− OpEx
−$43.5K −$2.72/SF
NOI
$246.5K $15.41/SF
Area
Garden Grove, CA
Vacancy
5.00%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
15.00%
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%
$4,930,280
Cap Rate 7%
$3,521,629
Cap Rate 9%
$2,739,044
Alternative Uses
Best Use
Warehouse
$3.52M
$3.08M – $4.11M
NOI $246,514 @ 7.0% cap · market cap 4.83%
Second Best
Industrial
$2.90M
$2.54M – $3.38M
NOI $203,011 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$5.01M
$4.38M – $5.84M
NOI $350,515 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,817
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92840, CA
54,365
Population
16,662
Households
3.3
Avg Household Size
39
Median Age
29%
College-Educated
77%
High-School Grad
5.1 sq mi
ZIP Area
10,660
Density / Sq Mi
$96,555
Median Household Income
$41,859
Median Earnings
$1,955
Median Rent
$746,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- ULockStore - Cheap Self Storage Units Garden Grove CA — 11090 Garden Grove Blvd, Garden Grove, CA 92843
- Daly Movers — 10612 Stanford Ave, Garden Grove, CA 92840
- Portable Storage Rental Pros Garden Grove — 12851 Nelson St #42, Garden Grove, CA 92840
Frequently Asked Questions
What type of property is this?
Warehouse - Four industrial buildings totaling 16,000 SF on 1.725 acres.
Where is this warehouse located?
The property is located at 10542-10572 Stanford Ave. Garden Grove Garden Grove, CA.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: Significant Price Reduction: $500k reduction, now $5.1MM; High Pro‑Forma Cap Rate: Approximately 7.69%; Redevelopment Potential: Zoning allows flexible Industrial, Commercial & Residential Development
