Corner Flex Space with
New
For Sale
$2,750,000
30394 Esperanza, Rancho Santa Margarita, CA 92688
Combines warehouse functionality with a dedicated office component.
Property Size5,490 SF
Price / SF$500.91
Days on Market2
Property Features for 30394 Esperanza
General Information
Standard status
Active
Size
5,490 SF
Property subtype
Industrial
Building Details
Building Size
5,490 SF
Listing Agency:
Remax Signature Services
Listed By:
Michael Taylor · License #01917215
(949) 363-3141
Source:
Elliman
Added: Sep 6
Last Checked: Sep 6 at 2:57PM
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 Remax Signature Services
Investment Insights
Based on property information with market context.
This 5,490 SF flex space at 30394 Esperanza combines warehouse area with an office component in a corner-unit configuration. A 17' roll-up door supports movement between the building and the warehouse area, while the office portion provides dedicated workspace within the same unit.
The property is located in Rancho Santa Margarita, California, with a bike score of 67, categorized as Bikeable, and a walk score of 62, categorized as Somewhat Walkable. The unit’s combination of industrial functionality and office space supports a range of commercial operating needs within one property.
The property is located in Rancho Santa Margarita, California, with a bike score of 67, categorized as Bikeable, and a walk score of 62, categorized as Somewhat Walkable. The unit’s combination of industrial functionality and office space supports a range of commercial operating needs within one property.
Key Highlights
- 5,490 SF flex unit with office component
- 17' roll‑up door
- Corner‑unit configuration
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
$107,960
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
3.93%
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%
$2,159,200
$2.2M
Cap Rate 7%
$1,542,286
$1.5M
Cap Rate 9%
$1,199,556
$1.2M
Market Conditions
NOI Build-Up for 5,490 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
$164.0K $29.88/SF
− Vacancy
−$20.1K −$3.66/SF
EGI
$143.9K $26.22/SF
− OpEx
−$36.0K −$6.55/SF
NOI
$108.0K $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%
$2,159,200
Cap Rate 7%
$1,542,286
Cap Rate 9%
$1,199,556
Alternative Uses
Best Use
Office B
$1.54M
$1.35M – $1.80M
NOI $107,960 @ 7.0% cap · market cap 3.93%
Second Best
Flex RnD
$1.43M
$1.25M – $1.66M
NOI $99,887 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $129,079 @ 7.0% cap · market cap 4.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,238
Businesses Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- HORBOX LLC — 22751 El Prado Building #1, Rancho Santa Margarita, CA 92688
Frequently Asked Questions
What type of property is this?
Flex space - Combines warehouse functionality with a dedicated office component.
Where is this flex space located?
The property is located at 30394 Esperanza Rancho Santa Margarita, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 5,490 SF flex unit with office component; 17' roll‑up door; Corner‑unit configuration
