Multi-Tenant Standalone Office
For Sale
$3,100,000
26391 Crown Valley Pkwy., Mission Viejo, CA 92691
Standalone multi-tenant office building located near the 5 and 405 freeways.
Property Size8,206 SF
Price / SF$377.77
Days on Market51
Property Features for 26391 Crown Valley Pkwy.
General Information
Standard status
Active
Size
8,206 SF
Class
B
Property subtype
Office - General Office
Additional Details
Highway Access
Yes
Building Details
Building Size
8,206 SF
Year Built
1990
Tenancy
Multi
Listing Agency:
Lee & Associates
Listed By:
Jake Fischbeck · License #02090693
(949) 790-3118
Source:
Commercialcafe
Added: Jul 17
Changed: Aug 31
Last Checked: Sep 4 at 2:33AM
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
Investment Insights
Based on property information with market context.
This multi-tenant, stand-alone office building offers 8,206 SF and is designed for multiple office occupants within a single property. The building is being offered for sale.
Located at 26391 Crown Valley Pkwy., Mission Viejo, the property is less than 1 mile from the 5 Freeway and less than 10 miles to the 405 Freeway.
As a stand-alone office asset with a multi-tenant setup, it may be suitable for owners seeking a commercial building configured to support more than one office tenancy.
Located at 26391 Crown Valley Pkwy., Mission Viejo, the property is less than 1 mile from the 5 Freeway and less than 10 miles to the 405 Freeway.
As a stand-alone office asset with a multi-tenant setup, it may be suitable for owners seeking a commercial building configured to support more than one office tenancy.
Key Highlights
- 8,206 SF standalone, multi‑tenant office building
- Built in 1990
- Located less than 1 mile from the I‑5 freeway
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
$161,369
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
5.21%
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%
$3,227,380
$3.2M
Cap Rate 7%
$2,305,271
$2.3M
Cap Rate 9%
$1,792,989
$1.8M
Market Conditions
NOI Build-Up for 8,206 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
$245.2K $29.88/SF
− Vacancy
−$30.0K −$3.66/SF
EGI
$215.2K $26.22/SF
− OpEx
−$53.8K −$6.55/SF
NOI
$161.4K $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%
$3,227,380
Cap Rate 7%
$2,305,271
Cap Rate 9%
$1,792,989
Alternative Uses
Best Use
Office B
$2.31M
$2.02M – $2.69M
NOI $161,369 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.76M
$2.41M – $3.22M
NOI $192,936 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,661
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 - Standalone multi-tenant office building located near the 5 and 405 freeways.
Where is this office building located?
The property is located at 26391 Crown Valley Pkwy. Mission Viejo, CA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: 8,206 SF standalone, multi‑tenant office building; Built in 1990; Located less than 1 mile from the I‑5 freeway
