Multi-Tenant Office
New
For Sale
$2,500,000
630 S Glassell, Orange, CA 92866
Flexible suites, professional common areas, and onsite surface parking accommodate a range of office-based operations.
Property Size10,030 SF
Days on Market6
Property Features for 630 S Glassell
General Information
Standard status
Active
Size
10,030 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Building Size
10,030 SF
Year Built
1978
Units
11
Tenancy
Multi
Listing Agency:
RE/MAX New Dimension
(714) 317-2763
Listed By:
Edgar Adame · License #01276216
(714) 317-2763
Source:
Elliman
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 23 at 6:52AM
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 RE/MAX New Dimension
Investment Insights
Based on property information with market context.
This multi-tenant office property at 630 S Glassell Street in Orange was built in 1978 and has been maintained for ongoing professional occupancy. The building offers adaptable suite layouts, well-appointed shared areas, and configurations suited to professional office, medical administrative, and specialized service users. Onsite surface parking and flexible lease options add practical functionality for occupants and ownership.
The property sits along South Glassell Street near Plaza Square Park, Chapman University, and St. Joseph Hospital. Regional connections include immediate access to SR-22, SR-55, and I-5, supporting travel throughout Southern California. Walk Score is 0, BikeScore is 43, and TransitScore is 40.
The property sits along South Glassell Street near Plaza Square Park, Chapman University, and St. Joseph Hospital. Regional connections include immediate access to SR-22, SR-55, and I-5, supporting travel throughout Southern California. Walk Score is 0, BikeScore is 43, and TransitScore is 40.
Key Highlights
- Multi‑tenant office property at 630 S Glassell Street in Orange
- Built in 1978 and maintained for professional occupancy
- Adaptable suite layouts with shared common areas
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
$185,342
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
7.41%
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%
$3,706,840
$3.7M
Cap Rate 7%
$2,647,743
$2.6M
Cap Rate 9%
$2,059,356
$2.1M
Market Conditions
NOI Build-Up for 10,030 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
$284.0K $28.32/SF
− Vacancy
−$36.9K −$3.68/SF
EGI
$247.1K $24.64/SF
− OpEx
−$61.8K −$6.16/SF
NOI
$185.3K $18.48/SF
Area
Orange, CA
Vacancy
13.00%
Lease Rate
$28.32 /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%
$3,706,840
Cap Rate 7%
$2,647,743
Cap Rate 9%
$2,059,356
Alternative Uses
Best Use
Office B
$2.65M
$2.32M – $3.09M
NOI $185,342 @ 7.0% cap · market cap 7.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.63M
$3.17M – $4.23M
NOI $253,825 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,844
Businesses Nearby
Explore this area
Business Placement
Demographics for 92866, CA
15,935
Population
5,991
Households
2.7
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
1.9 sq mi
ZIP Area
8,387
Density / Sq Mi
$83,776
Median Household Income
$45,872
Median Earnings
$1,955
Median Rent
$892,200
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 - Flexible suites, professional common areas, and onsite surface parking accommodate a range of office-based operations.
Where is this office building located?
The property is located at 630 S Glassell Orange, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Multi‑tenant office property at 630 S Glassell Street in Orange; Built in 1978 and maintained for professional occupancy; Adaptable suite layouts with shared common areas
