Renovated Two-Suite Medical
For Sale
$1,980,000
27442 Calle Arroyo, San Juan Capistrano, CA 92675
Freestanding professional property with separate suite access, private patios, and contemporary interior finishes.
Property Size4,172 SF
Price / SF$474.59
Days on Market52
Property Features for 27442 Calle Arroyo
General Information
Standard status
Active
Size
4,172 SF
Property subtype
Office Medical
Additional Details
Office Units
2
Amenities
private patios
fireplaces
Rare Opportunity to Purchase a Building with Two Separate Suites Totaling 4,172-Square Feet in Optimal South County Location
Convenient Access to Santa Ana Freeway I-5 and San Joaquin 73-FWY Toll Road
Freestanding Medical/Professional Office Building on Individual Parcel Located in The Ortega Cottages
Cottages are Divisible with Separate Entrances for Each Suite for Growth and/or Rental Income
Property has a Spacious Open Layout, Extensive Window Lines, Fireplaces, Vaulted Ceilings, Free Surface Parking, Spanish Architecture consisting of Red Tiled Roof, Paved Courtyards, Lush Landscaping, and Private Patios
Property is Walking Distance to Abundant Retail Amenities which include McDonald's, Del Taco, Carl's Jr. Chick-fil-A, Target, Marshalls, Starbucks, 24 Hour Fitness, Las Golondrinas Mexican Food, and Much More
Building Details
Building Size
4,172 SF
Year Built
1981
Buildings
1
Stories
2
Listing Agency:
Marcus & Millichap - Orange County
(949) 419-3276
Listed By:
Alex Mobin · License #License(s): CA: 01845973, NV: S.0199954
(949) 419-3276
Source:
Marcusmillichap
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 1:37PM
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 Marcus & Millichap - Orange County
Investment Insights
Based on property information with market context.
This two-story freestanding medical office building contains two separately accessed suites within a 4,172-square-foot property. The interiors were fully renovated with contemporary finishes, while the exterior retains red mission tile roofing, French doors and windows, fireplaces, and private patios. The configuration supports occupancy of the full building or use of one suite while leasing the other.
Located at 27442 Calle Arroyo in San Juan Capistrano, the property sits next to St. Margaret’s Episcopal School and Cook La Novia Park. The park includes picnic tables, barbecues, pickleball courts, and a softball field. The setting also provides access to a wildlife corridor, downtown San Juan Capistrano, 50 miles of equestrian trails, walking paths, retail, and housing. Built in 1981, the building offers a distinct cottage-style setting for medical or professional office use.
Located at 27442 Calle Arroyo in San Juan Capistrano, the property sits next to St. Margaret’s Episcopal School and Cook La Novia Park. The park includes picnic tables, barbecues, pickleball courts, and a softball field. The setting also provides access to a wildlife corridor, downtown San Juan Capistrano, 50 miles of equestrian trails, walking paths, retail, and housing. Built in 1981, the building offers a distinct cottage-style setting for medical or professional office use.
Key Highlights
- 4,172‑square‑foot two‑story freestanding medical office building
- Two separately accessed suites support full‑building or partial occupancy
- Fully renovated with contemporary interior 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
$82,041
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
4.14%
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%
$1,640,820
$1.6M
Cap Rate 7%
$1,172,014
$1.2M
Cap Rate 9%
$911,567
$911.6K
Market Conditions
NOI Build-Up for 4,172 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
$124.7K $29.88/SF
− Vacancy
−$15.3K −$3.66/SF
EGI
$109.4K $26.22/SF
− OpEx
−$27.3K −$6.55/SF
NOI
$82.0K $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%
$1,640,820
Cap Rate 7%
$1,172,014
Cap Rate 9%
$911,567
Alternative Uses
Best Use
Office B
$1.17M
$1.03M – $1.37M
NOI $82,041 @ 7.0% cap · market cap 4.14%
Second Best
Healthcare Medical
$1.14M
$993.5K – $1.32M
NOI $79,483 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$1.40M
$1.23M – $1.63M
NOI $98,090 @ 7.0% cap · market cap 4.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,361
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92675, CA
35,203
Population
12,801
Households
2.8
Avg Household Size
44
Median Age
42%
College-Educated
89%
High-School Grad
13.4 sq mi
ZIP Area
2,627
Density / Sq Mi
$127,893
Median Household Income
$50,371
Median Earnings
$2,500
Median Rent
$929,700
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?
Medical Office Space - Freestanding professional property with separate suite access, private patios, and contemporary interior finishes.
Where is this medical office space located?
The property is located at 27442 Calle Arroyo San Juan Capistrano, CA.
What is the asking price?
The asking price for this property is $1,980,000.
What are key features of this property?
This property features: 4,172‑square‑foot two‑story freestanding medical office building; Two separately accessed suites support full‑building or partial occupancy; Fully renovated with contemporary interior finishes
