Two-Story Office
New
For Sale
$4,200,000
6081 Orange Ave, Cypress, CA 90630
Upper-level workspace is available alongside leased medical occupancy that generates rental income.
Property Size7,400 SF
Price / SF$567.57
Days on Market2
Property Features for 6081 Orange Ave
General Information
Standard status
Active
Size
7,400 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Building Details
Building Size
7,400 SF
Year Built
1981
Buildings
1
Stories
2
Listing Agency:
Lee & Associates - Orange
Listed By:
Jaimeson Hearne · License #CalDRE #01925107
(714) 564-7146
Source:
Lee-associates
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 2 at 2:14PM
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 - Orange
Investment Insights
Based on property information with market context.
This approximately 7,400-square-foot office and medical building contains two floors and supports an owner-user configuration. The second floor is available for an office occupant, while the first floor is fully leased to an orthodontist, creating an existing income component within the property. Built in 1981, the building combines dedicated user space with an established medical tenancy.
The property is located at 6081 Orange Ave in Cypress, California, just off Valley View Blvd. Access to the 91, 5, 605, and 22 freeways places the building within reach of surrounding commercial amenities, including dining, banking, and shopping. Cypress College and Knott's Berry Farm are also identified in the surrounding area.
The property is located at 6081 Orange Ave in Cypress, California, just off Valley View Blvd. Access to the 91, 5, 605, and 22 freeways places the building within reach of surrounding commercial amenities, including dining, banking, and shopping. Cypress College and Knott's Berry Farm are also identified in the surrounding area.
Key Highlights
- Approximately 7,400 square feet across two floors
- Second floor available for an office user
- First floor is 100% leased to an orthodontist
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
$145,519
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
3.46%
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%
$2,910,380
$2.9M
Cap Rate 7%
$2,078,843
$2.1M
Cap Rate 9%
$1,616,878
$1.6M
Market Conditions
NOI Build-Up for 7,400 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
$221.1K $29.88/SF
− Vacancy
−$27.1K −$3.66/SF
EGI
$194.0K $26.22/SF
− OpEx
−$48.5K −$6.55/SF
NOI
$145.5K $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%
$2,910,380
Cap Rate 7%
$2,078,843
Cap Rate 9%
$1,616,878
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.43M
NOI $145,519 @ 7.0% cap · market cap 3.46%
Second Best
Healthcare Medical
$2.01M
$1.76M – $2.35M
NOI $140,982 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$2.49M
$2.17M – $2.90M
NOI $173,986 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,301
Businesses Nearby
Explore this area
Business Placement
Demographics for 90630, CA
49,965
Population
16,544
Households
3
Avg Household Size
41
Median Age
49%
College-Educated
91%
High-School Grad
6.2 sq mi
ZIP Area
8,059
Density / Sq Mi
$124,360
Median Household Income
$59,244
Median Earnings
$2,452
Median Rent
$866,400
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 - Upper-level workspace is available alongside leased medical occupancy that generates rental income.
Where is this office building located?
The property is located at 6081 Orange Ave Cypress, CA.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: Approximately 7,400 square feet across two floors; Second floor available for an office user; First floor is 100% leased to an orthodontist
