Upper-Floor Two-Room Office
For Sale
$199,000
23276 S Pointe Drive, Laguna Hills, CA 92653
Commercial Sale, Laguna Hills, CA
Property Size384 SF
Price / SF$518.23
Days on Market134
Property Features for 23276 S Pointe Drive
General Information
Property type
Residential
Property subtype
Office
Directions
Lake Forest to Avenida De Carlota to plaza pointe to south point dr
Subdivision
S2 - Laguna Hills
Standard status
Active
APN
93911018
Building Details
Year built
1981
Listing Agency:
International Home Realty
Listed By:
Gerald Koller · License #01048579
(949) 379-6880
Added: May 1
Changed: Aug 24
Last Checked: Sep 11 at 12:06AM
MLS# OC26094747
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 384-square-foot office unit occupies an upper floor at 23276 S Pointe Drive. The interior is divided into two separate rooms, with a door between the areas and two large windows facing a greenbelt and parking. The suite is positioned for professional licensed businesses, including real estate, mortgage, insurance, legal, and CPA practices.
The property is near the 5 freeway, with shopping, restaurants, and hotels in the surrounding area. Constructed in 1981, the office offers a compact configuration for owner use or an investment purchase.
The property is near the 5 freeway, with shopping, restaurants, and hotels in the surrounding area. Constructed in 1981, the office offers a compact configuration for owner use or an investment purchase.
Key Highlights
- 384‑square‑foot upper‑floor office unit
- Interior divided into two rooms with a separating door
- Two large windows overlook a greenbelt and parking
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
$7,551
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
3.79%
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%
$151,020
$151.0K
Cap Rate 7%
$107,871
$107.9K
Cap Rate 9%
$83,900
$83.9K
Market Conditions
NOI Build-Up for 384 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
$11.5K $29.88/SF
− Vacancy
−$1.4K −$3.66/SF
EGI
$10.1K $26.22/SF
− OpEx
−$2.5K −$6.55/SF
NOI
$7.6K $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%
$151,020
Cap Rate 7%
$107,871
Cap Rate 9%
$83,900
Alternative Uses
Best Use
Office B
$107.9K
$94.4K – $125.9K
NOI $7,551 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$129.0K
$112.9K – $150.5K
NOI $9,028 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,619
Businesses Nearby
Explore this area
Business Placement
Demographics for 92653, CA
30,077
Population
11,420
Households
2.6
Avg Household Size
44
Median Age
53%
College-Educated
94%
High-School Grad
6.9 sq mi
ZIP Area
4,359
Density / Sq Mi
$128,623
Median Household Income
$67,145
Median Earnings
$2,637
Median Rent
$978,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Two enclosed office areas feature large windows overlooking a greenbelt and parking.
Where is this office units located?
The property is located at 23276 S Pointe Drive Laguna Hills, CA.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 384‑square‑foot upper‑floor office unit; Interior divided into two rooms with a separating door; Two large windows overlook a greenbelt and parking
