Medical Office Condo
For Sale
Contact for pricing
30212 Tomas, Rancho Santa Margarita, CA 92688
Office condo featuring six private offices, a conference room, and a private balcony.
Property Size2,360 SF
Price / SF$591.10
Days on Market96
Property Features for 30212 Tomas
General Information
Standard status
Active
Size
2,360 SF
Property subtype
OFFICE
Amenities
conference room
private balcony
Listing Agency:
CBRE
(949) 725-8500
Listed By:
Cameran Lindee · License #01398131
(949) 725-8653
Source:
Moodyscre
Added: Jun 10
Changed: Aug 15
Last Checked: Sep 12 at 9:43AM
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
Investment Insights
Based on property information with market context.
This office condo for sale includes six private offices, a conference room, and a private balcony. The space is configured for professional use with multiple enclosed work areas plus a dedicated meeting space.
The property is located at 30212 Tomas in Rancho Santa Margarita, CA 92688. The seller notes that medical use is possible.
As an office condo, the unit is suited for organizations seeking a defined, interior layout with several individual offices and space for collaboration.
The property is located at 30212 Tomas in Rancho Santa Margarita, CA 92688. The seller notes that medical use is possible.
As an office condo, the unit is suited for organizations seeking a defined, interior layout with several individual offices and space for collaboration.
Key Highlights
- Office condo with 6 private offices
- Includes a conference room
- Features a private balcony
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
$46,409
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
3.33%
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%
$928,180
$928.2K
Cap Rate 7%
$662,986
$663.0K
Cap Rate 9%
$515,656
$515.7K
Market Conditions
NOI Build-Up for 2,360 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
$70.5K $29.88/SF
− Vacancy
−$8.6K −$3.66/SF
EGI
$61.9K $26.22/SF
− OpEx
−$15.5K −$6.55/SF
NOI
$46.4K $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%
$928,180
Cap Rate 7%
$662,986
Cap Rate 9%
$515,656
Alternative Uses
Best Use
Office B
$663.0K
$580.1K – $773.5K
NOI $46,409 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$792.7K
$693.6K – $924.8K
NOI $55,487 @ 7.0% cap · market cap 3.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,238
Businesses Nearby
Explore this area
Business Placement
Demographics for 92688, CA
44,688
Population
16,388
Households
2.7
Avg Household Size
38
Median Age
49%
College-Educated
94%
High-School Grad
13.2 sq mi
ZIP Area
3,385
Density / Sq Mi
$142,015
Median Household Income
$72,020
Median Earnings
$2,508
Median Rent
$857,100
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 units - Office condo featuring six private offices, a conference room, and a private balcony.
Where is this office units located?
The property is located at 30212 Tomas Rancho Santa Margarita, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Office condo with 6 private offices; Includes a conference room; Features a private balcony
