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    8925 Research Dr Irvine, CA 92618

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    For Lease
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    Office space with private offices, conference room, and natural light.

    Type:Commercial
    Added:
    Apr 24, 2026
    Days on Market:
    11
    Last Refresh:
    Apr 24 at 4:03 pm

    Property Features for 8925 Research Dr

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Ghity Mahdara

    Listing agent Ghity Mahdara

    Listing office

    Listing date Apr 24, 2026

    Source Elliman

    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 Ghity Mahdara

    Overview

    Irvine Office Space For Lease

    Available for lease are the first and second floors, each featuring 5 private offices, a conference room, an open area, a kitchen, and 2 private restrooms. The space includes two central air conditioning units, a corner location, high-quality hardwood floors in the open area, and fully carpeted offices. The property benefits from abundant natural light through numerous 9.5 to 10-foot tall windows. A 24/7 security alarm system is installed. For lease agreements of 3 or more years, the landlord will allow signage at the tenant's expense, pending approval from the City of Irvine and the Association. Located in the heart of the spectrum, the property offers easy access to freeways 5, 405, and 133. It is within walking distance of Los Olives Marketplace in Irvine and provides ample parking. The property is slated to be ready for occupancy on August 1, 2026. The lease is full service gross at $28 per square foot per year, with the tenant responsible for their own internet and janitorial services. The landlord covers all other expenses. The location has a bike score of 44, indicating it is somewhat bikeable, a walk score of 35, indicating car-dependent, and a transit score of 25, indicating some transit options.
    Location Intelligence

    Current Use by Public Records

    Sage Investment Properties Financial Advisor Bedrock Attachments Big Box & Wholesale Store Pacific Debt Relief Financial Advisor Bedrock Machinery Industrial Manufacturer Stafford & Associates Law Firm

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Building Supply Dental Office Hair Salon Auto Repair Shop Big Box & Wholesale Store Nail Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Irvine
    County
    Orange
    State
    California
    Longitude
    -117.7361357
    Latitude
    33.6428639

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    FAQs

    What type of property is this?
    Office units - Office space with private offices, conference room, and natural light.
    Where is this office units located?
    The property is located at 8925 Research Dr Irvine, CA.
    What are key features of this property?
    This property features: Prime location in Irvine with easy access to freeways 5, 405, and 133; Walking distance to Los Olivos Marketplace; Each floor features **5 private offices, a conference room, open area, kitchen, and 2 private restrooms**
    (714) 329-5132
    We can help!
    Listing Contact
    Ghity Mahdara
    Learn More
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    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
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    8925 Research Dr, Irvine, CA 92618

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