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    Kevin Bayless, Irvine, CA

    License ID: 01788899
    Bayless Real Estate
    Association
    Orange County Association Of Realtors

    Contact details

    Phone:
    (949) 790-3142
    Office Address:
    9838 Research Dr, Irvine, CA, 92618

    Performance

    Listings
    15

    Listings

    For Sale (5)

    View map
    • $5,900,000
      4,527 SF

      Downtown Laguna Beach Office Building

      Class A office space in the heart of Laguna Beach.
      345-349 3Rd St, Laguna Beach, CA 92651
      View Details
    • $531,300

      Laguna Beach Office Space

      Office space in prime Laguna Beach location near beach.
      1540 S Coast Hwy, Laguna Beach, CA 92651
      View Details
    • $4,475,000

      Multi-Tenant Office Building For Sale

      100% leased multi-tenant office building with 10 units.
      24672 San Juan Ave, Dana Point, CA 92629
      View Details
    • $5,950,000
      14,310 SF

      Renovated Office Building with Parking

      Renovated office building with freeway visibility and ample parking.
      31601 Avenida Ln Pata, San Juan Capistrano, CA 92675
      View Details
    • $5,650,000
      14,310 SF

      Renovated Office Building with Parking

      Renovated office building with freeway visibility and ample parking.
      31601 Avenida De Los Cerritos, San Juan Capistrano, CA 92675
      View Details

    For Lease (10)

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    • $2,750 /Mo
      466 SF

      Downtown Laguna Beach Office Space

      Office space in the heart of Downtown Laguna Beach.
      352 3Rd St, Laguna Beach, CA 92651
      View Details
    • $1.65 SF/Yr
      3,633 SF

      Creative Office Building with Views

      Two-story creative office space near South Laguna restaurants and beaches.
      31652 2Nd Ave, Laguna Beach, CA 92651
      View Details
    • $4 SF/Yr
      8,120 SF

      Dana Point Retail/Office Space

      Retail or office space in Dana Point Lantern District.
      34212 Pacific Coast Hwy, Dana Point, CA 92629
      View Details
    • $3 SF/Yr
      1,635 SF

      Retail Space in Laguna Beach

      Retail spaces available in prime Laguna Beach location.
      1417 S Coast Hwy, Laguna Beach, CA 92651
      View Details
    • $3 SF/Yr
      7,697 SF

      Laguna Beach Retail Space Available

      Retail space in downtown Laguna Beach, one block from Main Beach.
      312 Broadway St, Laguna Beach, CA 92651
      View Details
    • $3 SF/Yr
      4,400 SF

      North Laguna Mixed-Use Property

      Five-unit mixed-use property with ocean view balconies in Laguna Beach.
      1530 N Coast Hwy, Laguna Beach, CA 92651
      View Details
    • $3 SF/Yr
      18,000 SF

      Laguna Beach Creative Office Space

      Creative office space in prime South Orange County location.
      580 Broadway St, Laguna Beach, CA 92651
      View Details
    • $1.29 SF/Yr
      21,500 SF

      Industrial Building with Fenced Yard

      Industrial/R&D/warehouse building featuring office space and fenced yard.
      21 Morgan, Irvine, CA 92618
      View Details
    • $4 SF/Yr
      3,176 SF

      Laguna Beach Medical Office Space

      Medical office space for lease in downtown Laguna Beach.
      265 Laguna Ave, Laguna Beach, CA 92651
      View Details
    • $4 SF/Yr
      2,000 SF

      Laguna Beach Mixed-Use Building

      Mixed-use building in prime location with ocean views.
      1020 S Coast Hwy, Laguna Beach, CA 92651
      View Details

    Leases and Sales on Map

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    Kevin Bayless, Irvine, CA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Kevin Bayless, Irvine, CA
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