Owner-User Office
For Sale
$3,999,000
26060 Acero, Mission Viejo, CA 92691
High-image owner-user office building with modern interior buildout, steel-frame construction, and updated roof and HVAC.
Property Size9,569 SF
Price / SF$417.91
Days on Market300
Property Features for 26060 Acero
General Information
Standard status
Active
Size
9,569 SF
Property subtype
General Commercial
Amenities
38 Parking Spaces.
Building Details
Year Built
1990
Construction
steel-frame
Tenancy
Multi
Listing Agency:
Economos Dewolf, Inc.
(949) 576-2751
Listed By:
Geoffrey Dewolf · License #01319312
(949) 500-6654
Source:
Xome
Added: Nov 10, 2025
Changed: Sep 1
Last Checked: Sep 6 at 3:57AM
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 Economos Dewolf, Inc.
Investment Insights
Based on property information with market context.
This owner-user office building offers a high-image interior buildout with modern finishes. The property is constructed with a steel frame and includes recent exterior and systems improvements, including a new roof with solar installed in 2023 and new HVAC units added in 2020 and 2025. Flexible occupancy is available, with options to occupy the full building or retain some existing tenants.
The property is located within a prominent business park, with close proximity to restaurants and other amenities.
At 9,569 SF, the building is well-suited for an owner-occupant seeking a maintained, upgraded office facility, while also supporting income through MTM tenant arrangements.
The property is located within a prominent business park, with close proximity to restaurants and other amenities.
At 9,569 SF, the building is well-suited for an owner-occupant seeking a maintained, upgraded office facility, while also supporting income through MTM tenant arrangements.
Key Highlights
- 9,569‑SF owner‑user office building with MTM tenants providing income
- Asking price $3,999,000 ($418/SF)
- Steel‑frame construction with high‑image interior buildout featuring modern finishes
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
$188,172
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
4.71%
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%
$3,763,440
$3.8M
Cap Rate 7%
$2,688,171
$2.7M
Cap Rate 9%
$2,090,800
$2.1M
Market Conditions
NOI Build-Up for 9,569 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
$285.9K $29.88/SF
− Vacancy
−$35.0K −$3.66/SF
EGI
$250.9K $26.22/SF
− OpEx
−$62.7K −$6.55/SF
NOI
$188.2K $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%
$3,763,440
Cap Rate 7%
$2,688,171
Cap Rate 9%
$2,090,800
Alternative Uses
Best Use
Office B
$2.69M
$2.35M – $3.14M
NOI $188,172 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.21M
$2.81M – $3.75M
NOI $224,983 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,858
Businesses Nearby
Explore this area
Business Placement
Demographics for 92691, CA
47,918
Population
16,673
Households
2.9
Avg Household Size
44
Median Age
47%
College-Educated
93%
High-School Grad
8.8 sq mi
ZIP Area
5,445
Density / Sq Mi
$135,779
Median Household Income
$64,902
Median Earnings
$2,517
Median Rent
$916,800
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 - High-image owner-user office building with modern interior buildout, steel-frame construction, and updated roof and HVAC.
Where is this office building located?
The property is located at 26060 Acero Mission Viejo, CA.
What is the asking price?
The asking price for this property is $3,999,000.
What are key features of this property?
This property features: 9,569‑SF owner‑user office building with MTM tenants providing income; Asking price $3,999,000 ($418/SF); Steel‑frame construction with high‑image interior buildout featuring modern finishes
