Medical Office Building For
For Sale
$6,575,085
20322 SW Acacia St, Newport Beach, CA 92660
Medical office building with income in place and expansion potential.
Property Size13,283 SF
Price / SF$495
Days on Market266
Property Features for 20322 SW Acacia St
General Information
Standard status
Active
Size
13,283 SF
Class
B
Property subtype
Office
Building Details
Building Size
13,283 SF
Listing Agency:
(949) 338-5001
Listed By:
Gary McArdell · License #CalDRE #01343033
(949) 338-5001
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 8
Last Checked: Aug 19 at 5:53AM
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 Gary McArdell
Investment Insights
Based on property information with market context.
This medical office building features elevator service with a gurney-sized elevator. The seller will lease back the full second floor. The property offers future expansion possibilities with first-floor tenant space. The property is located near Acacia and Mesa.
Key Highlights
- Income in place
- Seller will lease back full second floor
- Future expansion with 1st floor tenant space
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
$261,207
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
3.97%
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%
$5,224,140
$5.2M
Cap Rate 7%
$3,731,529
$3.7M
Cap Rate 9%
$2,902,300
$2.9M
Market Conditions
NOI Build-Up for 13,283 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
$396.9K $29.88/SF
− Vacancy
−$48.6K −$3.66/SF
EGI
$348.3K $26.22/SF
− OpEx
−$87.1K −$6.55/SF
NOI
$261.2K $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%
$5,224,140
Cap Rate 7%
$3,731,529
Cap Rate 9%
$2,902,300
Alternative Uses
Best Use
Office B
$3.73M
$3.27M – $4.35M
NOI $261,207 @ 7.0% cap · market cap 3.97%
Second Best
Healthcare Medical
$3.62M
$3.16M – $4.22M
NOI $253,062 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$4.46M
$3.90M – $5.21M
NOI $312,305 @ 7.0% cap · market cap 4.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,544
Businesses Nearby
Under-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.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office building with income in place and expansion potential.
Where is this medical office space located?
The property is located at 20322 SW Acacia St Newport Beach, CA.
What is the asking price?
The asking price for this property is $6,575,085.
What are key features of this property?
This property features: Income in place; Seller will lease back full second floor; Future expansion with 1st floor tenant space
