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    Office Space For Lease Title is generated by Realmo AI

    27101 Puerta Real, Mission Viejo, CA 92691

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    Office space available for lease in Mission Viejo, California.

    Type:Office
    Added:
    Feb 6, 2026
    Days on Market:
    110
    Last Refresh:
    Mar 17 at 1:21 pm

    Property Features for 27101 Puerta Real

    General Information

    Standard status
    Active
    Property subtype
    Office

    Spaces For Lease

    at 27101 Puerta Real Contact us

    Suite 140 $3/Mo

    Size
    1,994 SF
    Type
    Office
    2 Offices, large open area.
    Contact us

    Suite 150 $3/Mo

    Size
    2,174 SF
    Type
    Office
    4 private offices, open area for workstations, small kitchen area, conference room,...
    show more
    Contact us

    Suite 170 $3/Mo

    Size
    1,832 SF
    Type
    Office
    4 private offices, breakroom, open area for work stations, conference room
    Contact us

    Suite 280 $3/Mo

    Size
    4,220 SF
    Type
    Office
    Double-door entry, 5 offices, conference room, kitchen, storage room, open area
    Contact us

    Suite 290 $3/Mo

    Size
    3,057 SF
    Type
    Office
    2 offices, break room, storage room, large open area
    Contact us

    Suite 300 $1.55/Mo

    Size
    3,687 SF
    Type
    Office
    Spec Suite nConference room, open break room, 6 private offices, IT/storage area
    Contact us

    Suite 320 $1.55/Mo

    Size
    2,897 SF
    Type
    Office
    Spec SuitenConference room, open break room, 5 private offices, IT/storage room
    Contact us

    Suite 370 $1.55/Mo

    Size
    1,934 SF
    Type
    Office
    Spec Suite nConference room, open break room, 3 private offices
    Contact us

    Suite 390 $1.55/Mo

    Size
    2,919 SF
    Type
    Office
    Spec Suite nConference room, open break room, 4 private offices
    Contact us

    Suite 400 $1.55/Mo

    Size
    30,710 SF
    Type
    Office
    Full floor opportunity – 2 double-door entries, 5 conference rooms, 2 kitchens,...
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    Contact us

    Suite 180 $3/Mo

    Size
    3,411 SF
    Type
    Office
    5 offices along the glass-line, conference room, open kitchen, IT room, storage/copy...
    show more
    Contact us

    Suite 190 $3/Mo

    Size
    2,055 SF
    Type
    Office
    5 private offices, break area, open area for workstations, conference room
    Contact us

    Suite 310 $1.55/Mo

    Size
    2,167 SF
    Type
    Office
    Spec Suite - Open break room, 3 private offices
    Contact us
    Show more

    We can help!

    Listing Contact
    Alex Telson

    Listing agent Alex Telson License #01371748

    Listing office CBRE - Orange County

    Listing date Feb 6, 2026

    Source Crexi

    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 CBRE - Orange County

    HighLights

    • For Lease

    Overview

    This commercial real estate property, identified as an office space, is available for lease at 27101 Puerta Real in Mission Viejo, California.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Spaces

    Suggested Use

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

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

    Similar Places Nearby

    • Best Repair — by the food court area, 555 The, Shops At Mission Viejo 2nd level, Mission Viejo, CA 92691
    • 1111 — 27525 puerta real, mission viejo, ca 92691
    • AltaSecure — 26440 La Alameda, Mission Viejo, CA 92691
    • Yellow Brick Road Entertainment — 27601 Forbes Rd Suite # 35, Laguna Niguel, CA 92677
    • Cheapest iPhone, iPad, and Samsung Repair — 27601 Forbes Rd #45, Laguna Niguel, CA 92677

    Location Insight

    • Map
    • Local Demand
    City
    Mission Viejo
    County
    Orange
    State
    California
    Longitude
    -117.6713304
    Latitude
    33.5683536

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    FAQs

    What type of property is this?
    Office space - Office space available for lease in Mission Viejo, California.
    Where is this office space located?
    The property is located at 27101 Puerta Real Mission Viejo, CA.
    What are key features of this property?
    This property features: For Lease
    (949) 725-8474 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Alex Telson
    Real Estate License ID: 01371748
    Request Owner's contact information
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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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