Freestanding Office Building with Wraparound
New
For Sale
$9,500,000
18071 Fitch, Irvine, CA 92614
Refreshed exterior and improved site circulation support a flexible headquarters setting in Irvine’s established business district.
Property Size24,693 SF
Lot Size1.20 Acres
Days on Market3
Property Features for 18071 Fitch
General Information
Standard status
Active
Size
24,693 SF
Lot size
1.20 Acres
Property subtype
Commercial
Building Details
Building Size
24,693 SF
Year Built
1981
Listing Agency:
Coldwell Banker Realty
(949) 478-2295
Listed By:
Greg Blake · License #471021755
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 6:36PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This freestanding office building contains roughly 24,693 square feet on approximately 1.2 acres. Exterior improvements include new paint, updated landscaping, and refreshed curb appeal. With the prior telecommunications lease removed, parking now extends around the building, improving circulation and site functionality. The interior can be adapted to support a range of business requirements, including an owner-user headquarters configuration.
The property is located at 18071 Fitch in Irvine’s Irvine Business Complex, near John Wayne Airport and South Coast Plaza. Regional access includes the 55, 405, and 73 Toll Road, with restaurants, hotels, and other business amenities nearby. An additional driveway from Main Street may be possible, subject to City approval.
Built in 1981, the property also benefits from a bike score of 59, a walk score of 51, and a transit score of 40.
The property is located at 18071 Fitch in Irvine’s Irvine Business Complex, near John Wayne Airport and South Coast Plaza. Regional access includes the 55, 405, and 73 Toll Road, with restaurants, hotels, and other business amenities nearby. An additional driveway from Main Street may be possible, subject to City approval.
Built in 1981, the property also benefits from a bike score of 59, a walk score of 51, and a transit score of 40.
Key Highlights
- Approximately 24,693 square feet on approximately 1.2 acres
- Freestanding office building with parking wrapping around the property
- New exterior paint, updated landscaping, and improved curb appeal
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
$419,928
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
4.42%
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%
$8,398,560
$8.4M
Cap Rate 7%
$5,998,971
$6.0M
Cap Rate 9%
$4,665,867
$4.7M
Market Conditions
NOI Build-Up for 24,693 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
$654.9K $26.52/SF
− Vacancy
−$95.0K −$3.85/SF
EGI
$559.9K $22.67/SF
− OpEx
−$140.0K −$5.67/SF
NOI
$419.9K $17.01/SF
Area
ZIP 92614
Vacancy
14.50%
Lease Rate
$26.52 /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%
$8,398,560
Cap Rate 7%
$5,998,971
Cap Rate 9%
$4,665,867
Alternative Uses
Best Use
Office B
$6.00M
$5.25M – $7.00M
NOI $419,928 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.13M
$7.12M – $9.49M
NOI $569,211 @ 7.0% cap · market cap 5.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,436
Businesses Nearby
Explore this area
Business Placement
Demographics for 92614, CA
28,456
Population
12,499
Households
2.3
Avg Household Size
36
Median Age
67%
College-Educated
94%
High-School Grad
4.4 sq mi
ZIP Area
6,467
Density / Sq Mi
$121,276
Median Household Income
$76,050
Median Earnings
$2,773
Median Rent
$983,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Refreshed exterior and improved site circulation support a flexible headquarters setting in Irvine’s established business district.
Where is this office building located?
The property is located at 18071 Fitch Irvine, CA.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: Approximately 24,693 square feet on approximately 1.2 acres; Freestanding office building with parking wrapping around the property; New exterior paint, updated landscaping, and improved curb appeal
