Remodeled Office Unit with Private
For Sale
$1,069,900
6-B Liberty, Aliso Viejo, CA 92656
Commercial Sale, Aliso Viejo, CA
Property Size2,223 SF
Price / SF$481.29
Days on Market147
Property Features for 6-B Liberty
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
Aliso creek to liberty
Subdivision
AV - Aliso Viejo
Standard status
Active
APN
93987736
Utilities
Cooling system
Central Air
Building Details
Year built
1989
Listing Agency:
Lantern Bay Realty
(949) 661-6441
Listed By:
Mike Lovullo · License #00840789
(949) 279-5549
Added: Apr 17
Changed: Aug 24
Last Checked: Sep 10 at 8:06AM
MLS# OC26083148
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 2,223 SF office condominium occupies a ground-floor position at Liberty Plaza in Aliso Viejo. The remodeled layout includes five private offices, a large conference room, two workstation areas, reception, and a file/server room. Three separate entrances support adaptable internal circulation, while the exclusive-use +/-1,200 SF patio extends the suite’s usable setting beyond the interior. Central Air serves the unit through a dedicated AC system installed for Suite 145.
Building improvements include a roof overhaul completed in December 2024 and upgraded common bathrooms completed in 2023. Interior features include built-in furnishings, updated flooring, electrical, phone, and data runs, plus a refrigerator added in December 2025. The office condominium was built in 1989 and is located at 6-B Liberty, Aliso Viejo, CA 92656.
Building improvements include a roof overhaul completed in December 2024 and upgraded common bathrooms completed in 2023. Interior features include built-in furnishings, updated flooring, electrical, phone, and data runs, plus a refrigerator added in December 2025. The office condominium was built in 1989 and is located at 6-B Liberty, Aliso Viejo, CA 92656.
Key Highlights
- 2,223 SF remodeled ground‑floor office condominium
- Exclusive‑use +/-1,200 SF patio
- Five private offices, conference room, reception, and two workstation areas
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
$43,715
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
4.09%
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%
$874,300
$874.3K
Cap Rate 7%
$624,500
$624.5K
Cap Rate 9%
$485,722
$485.7K
Market Conditions
NOI Build-Up for 2,223 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
$66.4K $29.88/SF
− Vacancy
−$8.1K −$3.66/SF
EGI
$58.3K $26.22/SF
− OpEx
−$14.6K −$6.55/SF
NOI
$43.7K $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%
$874,300
Cap Rate 7%
$624,500
Cap Rate 9%
$485,722
Alternative Uses
Best Use
Office B
$624.5K
$546.4K – $728.6K
NOI $43,715 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$746.7K
$653.3K – $871.1K
NOI $52,266 @ 7.0% cap · market cap 4.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,410
Businesses Nearby
Explore this area
Business Placement
Demographics for 92656, CA
53,473
Population
21,211
Households
2.5
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
8.0 sq mi
ZIP Area
6,684
Density / Sq Mi
$134,538
Median Household Income
$72,864
Median Earnings
$2,764
Median Rent
$849,900
Median Home Value
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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 - Ground-floor suite with five offices, a conference room, and flexible circulation for professional service use.
Where is this office units located?
The property is located at 6-B Liberty Aliso Viejo, CA.
What is the asking price?
The asking price for this property is $1,069,900.
What are key features of this property?
This property features: 2,223 SF remodeled ground‑floor office condominium; Exclusive‑use +/-1,200 SF patio; Five private offices, conference room, reception, and two workstation areas
