Medical Office Condo
For Sale
Contact for pricing
1101 Dove St, Newport Beach, CA 92660
Office condo features extensive glass, contemporary finishes, reception, open work area, therapy space, and break room.
Property Size1,890 SF
Price / SF$650.79
Days on Market202
Property Features for 1101 Dove St
General Information
Standard status
Active
Size
1,890 SF
Property subtype
OFFICE
Additional Details
Business Included
No
Amenities
professional reception area
open work room
therapy area
break room
storage
Listing Agency:
Lee & Associates - Newport Beach
(949) 724-1000
Listed By:
Brian Garbutt · License #01215482
(949) 724-4721
Source:
Moodyscre
Added: Feb 25
Changed: Sep 4
Last Checked: Sep 15 at 11:49AM
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 Lee & Associates - Newport Beach
Investment Insights
Based on property information with market context.
This office condo suite is built for professional use with an extensive glass line designed to bring in natural light. The interior includes a professional reception area, an open work room, a dedicated therapy area, plus a break room and storage. Contemporary finishes are carried throughout.
The property is offered for sale.
An association cost is listed at $1,314 per month.
The property is offered for sale.
An association cost is listed at $1,314 per month.
Key Highlights
- Office condo with extensive glass line for natural light and contemporary finishes throughout
- Professional reception area plus an open work room
- Includes therapy area, break room, and storage
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
$37,166
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
3.02%
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%
$743,320
$743.3K
Cap Rate 7%
$530,943
$530.9K
Cap Rate 9%
$412,956
$413.0K
Market Conditions
NOI Build-Up for 1,890 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
$56.5K $29.88/SF
− Vacancy
−$6.9K −$3.66/SF
EGI
$49.6K $26.22/SF
− OpEx
−$12.4K −$6.55/SF
NOI
$37.2K $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%
$743,320
Cap Rate 7%
$530,943
Cap Rate 9%
$412,956
Alternative Uses
Best Use
Office B
$530.9K
$464.6K – $619.4K
NOI $37,166 @ 7.0% cap · market cap 3.02%
Second Best
Healthcare Medical
$514.4K
$450.1K – $600.1K
NOI $36,007 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$634.8K
$555.5K – $740.6K
NOI $44,437 @ 7.0% cap · market cap 3.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6,516
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92660, CA
36,259
Population
17,144
Households
2.1
Avg Household Size
46
Median Age
70%
College-Educated
98%
High-School Grad
9.6 sq mi
ZIP Area
3,777
Density / Sq Mi
$154,035
Median Household Income
$91,054
Median Earnings
$3,349
Median Rent
$2,000,001
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Animal Dermatology Management Group — 2424 SE Bristol St #250, Newport Beach, CA 92660
- Central Orange County Emergency Animal Hospital — 3720 Campus Dr suite d, Newport Beach, CA 92660
- Emergency Veterinarian Services — 4360 campus dr, newport beach, ca 92660
- Capital Veterinarian — 2626 Dupont Dr, Irvine, CA 92612
Frequently Asked Questions
What type of property is this?
Medical Office Space - Office condo features extensive glass, contemporary finishes, reception, open work area, therapy space, and break room.
Where is this medical office space located?
The property is located at 1101 Dove St Newport Beach, CA.
What is the asking price?
The asking price for this property is $1,230,000.
What are key features of this property?
This property features: Office condo with extensive glass line for natural light and contemporary finishes throughout; Professional reception area plus an open work room; Includes therapy area, break room, and storage
