Prime Corner Office
For Sale
$5,829,600
1201 Puerta Del Sol, San Clemente, CA 92673
High-end office building in South Orange County location.
Property Size19,432 SF
Price / SF$300
Days on Market287
Property Features for 1201 Puerta Del Sol
General Information
Standard status
Active
Size
19,432 SF
Class
B
Property subtype
Office
Building Details
Building Size
19,432 SF
Year Built
2004
Listing Agency:
Lee & Associates - Irvine
Listed By:
Guy LaFerrara · License #CalDRE #01012355
(949) 933-9675
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 19
Last Checked: Sep 8 at 5:27AM
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 - Irvine
Investment Insights
Based on property information with market context.
This office building is situated in a prominent corner location with major street frontage. The property features high-end architecture and elevator service. It is located in a prime South Orange County location, with convenient access to amenities and the 5 Freeway. The building has a size of 19432 square feet.
Key Highlights
- Prime South Orange County location
- Prominent corner location with major street frontage
- High end architecture
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
$382,126
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
6.55%
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%
$7,642,520
$7.6M
Cap Rate 7%
$5,458,943
$5.5M
Cap Rate 9%
$4,245,844
$4.2M
Market Conditions
NOI Build-Up for 19,432 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
$580.6K $29.88/SF
− Vacancy
−$71.1K −$3.66/SF
EGI
$509.5K $26.22/SF
− OpEx
−$127.4K −$6.55/SF
NOI
$382.1K $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%
$7,642,520
Cap Rate 7%
$5,458,943
Cap Rate 9%
$4,245,844
Alternative Uses
Best Use
Office B
$5.46M
$4.78M – $6.37M
NOI $382,126 @ 7.0% cap · market cap 6.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.53M
$5.71M – $7.61M
NOI $456,877 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
Explore this area
Business Placement
Demographics for 92673, CA
29,642
Population
10,005
Households
3
Avg Household Size
43
Median Age
56%
College-Educated
95%
High-School Grad
10.3 sq mi
ZIP Area
2,878
Density / Sq Mi
$180,077
Median Household Income
$76,689
Median Earnings
$3,412
Median Rent
$1,207,600
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.
Frequently Asked Questions
What type of property is this?
Office building - High-end office building in South Orange County location.
Where is this office building located?
The property is located at 1201 Puerta Del Sol San Clemente, CA.
What is the asking price?
The asking price for this property is $5,829,600.
What are key features of this property?
This property features: Prime South Orange County location; Prominent corner location with major street frontage; High end architecture
