Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Single-Story Office Condo For Sale Title is generated by Realmo AI

    22956 El Toro Road, Lake Forest, CA 92630

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $905,000

    Single-story office condo with major street frontage and flexible zoning.

    Type:Office
    Property size:
    2,545 SF
    Price / SF:
    $355/SF
    Added:
    Nov 26, 2025
    Days on Market:
    171
    Last Refresh:
    Apr 5 at 9:22 pm

    Property Features for 22956 El Toro Road

    General Information

    Standard status
    Active
    Size
    2,545 SF
    Property subtype
    Office

    Building Details

    Year Built
    1981

    We can help!

    Listing Contact
    Travis Watts
    Travis Watts

    Listing agent Travis Watts License #CalDRE #01927498

    Listing office Lee & Associates

    Listing date Nov 26, 2025

    Source Lee-associates

    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

    HighLights

    • Major street frontage and building signage on heavily traveled El Toro Road.
    • Rare single‑story professional owner/user office condo with flexible zoning.
    • Corner unit with extensive window line.
    • Convenient access to South Orange County's major freeways/toll roads.
    • Close proximity to numerous restaurants and other retail amenities.
    • Situated near new residential developments (Great Park, Baker Ranch & The Meadows).

    Overview

    This single-story professional office condo is available for purchase, presenting an opportunity for either an owner-user or an investor. The property benefits from flexible zoning and major street frontage on heavily traveled El Toro Road, along with building signage. The corner unit features an extensive window line. Its location provides convenient access to South Orange County's major freeways and toll roads. The surrounding area offers close proximity to numerous restaurants and other retail amenities. The property is situated near new residential developments, including Great Park, Baker Ranch, and The Meadows. The property contains 2,545 square feet.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $556.1K
    NOI $50,047 @ 9.00% cap · cautious / downside scenario
    Moderate
    $715.0K
    NOI $50,047 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.00M
    NOI $50,047 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $76.0k $29.88
    − Vacancy −$9.3k −$3.66
    EGI $66.7k $26.22
    − OpEx −$16.7k −$6.55
    NOI $50.0k $19.66
    2,545 SF · lease $29.88/SF/yr · vacancy 12.25% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $715.0K
    $625.6K – $834.1K (±1% cap)
    NOI $50,047 @ 7.0% cap · market cap 5.53%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $854.8K
    $748.0K – $997.3K (±1% cap)
    NOI $59,837 @ 7.0% cap · market cap 6.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lake Forest
    County
    Orange
    State
    California
    Longitude
    -117.689
    Latitude
    33.629

    Nearby Similar for Sale

    • $1,200,000
      2,072 SF

      Freestanding Industrial/Flex Building For Sale

      2,072 SF industrial/flex building on 5,933 SF lot in Lake Forest.
      23201 Orange, Lake Forest, CA 92630
      View Details
    • $950,000
      2,300 SF

      Lake Forest Industrial/Flex Space

      Prime industrial/flex space in Lake Forest's desirable business park.
      26227 Enterprise Ct, Lake Forest, CA 92630
      View Details
    • $905,000
      2,545 SF

      Single Story Office Condo

      Professional office condo with efficient layout and extensive window line.
      22952-22958 El Toro Rd, Lake Forest, CA
      View Details
    • $1,645,875
      3,325 SF

      R&D/Flex Condo with Warehouse

      High-image, renovated R&D/flex condo with warehouse space in South Orange County.
      26429 Rancho Parkway, Unit 145, Lake Forest, CA 92630
      View Details
    • $3,536,775
      7,145 SF

      Lake Forest Flex Building ForSale

      7,145 SF flex building in Lake Forest, California.
      26806 Vista Terrace, Lake Forest, CA, 92630
      View Details
    • $2.00
      16,607 SF

      Equipped Commercial Kitchen Space Available

      2,820 SF commercial kitchen with high traffic and signage.
      20702 Lake Forest Drive, Lake Forest, CA 92630
      View Details
    • Contact for pricing
      2,115 SF

      Professional Office Condo Corner Unit

      Corner office condo with extensive window line and upgraded interior.
      26501 Rancho Pkwy S, #201, Lake Forest, CA 92630
      View Details
    • $1,333,500
      2,540 SF

      Lake Forest Office For Sale

      Office space available for purchase in Lake Forest, California.
      23832 Rockfield Blvd Suite 155, Lake Forest, CA 92630
      View Details
    • $4,395,000
      10,098 SF

      Two-Story Office Building For Sale

      10,098 SF office building with flexible occupancy options.
      27 Orchard Road, Lake Forest, CA 92630
      View Details
    • $10,186,655
      45,184 SF

      Free Standing Warehouse Building

      5,000 SF building with easy freeway access.
      20521 Teresita Way, Lake Forest, CA 92630
      View Details
    • $4,200,000
      8,178 SF

      Lake Forest Specialty Property

      Specialty property available for sale in Lake Forest.
      26792 Vista Terrace, Lake Forest, CA 92630
      View Details
    • $4,238,685
      8,563 SF

      Free Standing Building For Sale

      Free standing building with potential to increase warehouse footprint.
      29 Rancho Cir, Lake Forest, CA
      View Details

    FAQs

    What type of property is this?
    Office units - Single-story office condo with major street frontage and flexible zoning.
    Where is this office units located?
    The property is located at 22956 El Toro Road Lake Forest, CA.
    What is the asking price?
    The asking price for this property is $905,000.
    What are key features of this property?
    This property features: Major street frontage and building signage on heavily traveled El Toro Road.; Rare single‑story professional owner/user office condo with flexible zoning.; Corner unit with extensive window line.
    (949) 790-3140
    We can help!
    Listing Contact
    Travis Watts
    Travis Watts
    Real Estate License ID: CalDRE #01927498
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

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

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    22956 El Toro Road, Lake Forest, CA 92630
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!