Ground-Floor Office Unit with
For Sale
Contact for pricing
6B Liberty Ste #145, Aliso Viejo, CA 92656
Flexible professional suite with multiple offices, a conference room, three entrances, and BP1 zoning.
Property Size2,273 SF
Price / SF$470.70
Days on Market84
Property Features for 6B Liberty Ste #145
General Information
Standard status
Active
Size
2,273 SF
Class
B
Property subtype
Office
Zoning
BP1
Occupancy
100%
Additional Details
Floor
Ground Floor
Office Units
1
Amenities
private patio
three separate entrances
new HVAC system
roof upgrades
Building Details
Year Built
1989
Year Renovated
2015
Buildings
1
Stories
1
Units
9
Tenancy
Single
Listing Agency:
Lantern Bay Realty Inc
(949) 279-5549
Listed By:
Michael Lovullo · License #CA 00840789
Source:
Crexi
Added: Jun 9
Changed: Aug 30
Last Checked: Aug 31 at 2:00AM
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 Lantern Bay Realty Inc
Investment Insights
Based on property information with market context.
This ground-floor office condominium offers a flexible professional workspace with multiple private offices, a conference room, reception area, workstations, and file or storage space. Three separate entrances support adaptable circulation for a single business, multiple departments, executive suites, or shared occupancy. The property also includes an exclusive-use private patio suitable for outdoor meetings and company gatherings. Building improvements include a new HVAC system and completed roof upgrades.
Located at 6B Liberty Ste #145 in Aliso Viejo, the property includes ample parking and is available for immediate occupancy. Built in 1989, the office unit is designated BP1 and provides a professional setting for a range of office users.
Located at 6B Liberty Ste #145 in Aliso Viejo, the property includes ample parking and is available for immediate occupancy. Built in 1989, the office unit is designated BP1 and provides a professional setting for a range of office users.
Key Highlights
- Exclusive‑use private patio adjoining the ground‑floor office condominium
- Multiple private offices, conference room, reception area, workstations, and file/storage space
- Three separate entrances support flexible occupancy and circulation
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
$44,698
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
4.18%
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%
$893,960
$894.0K
Cap Rate 7%
$638,543
$638.5K
Cap Rate 9%
$496,644
$496.6K
Market Conditions
NOI Build-Up for 2,273 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
$67.9K $29.88/SF
− Vacancy
−$8.3K −$3.66/SF
EGI
$59.6K $26.22/SF
− OpEx
−$14.9K −$6.55/SF
NOI
$44.7K $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%
$893,960
Cap Rate 7%
$638,543
Cap Rate 9%
$496,644
Alternative Uses
Best Use
Office B
$638.5K
$558.7K – $745.0K
NOI $44,698 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$763.5K
$668.0K – $890.7K
NOI $53,442 @ 7.0% cap · market cap 5.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,410
Businesses Nearby
Explore this area
Business Placement
Demographics for 92656, CA
53,473
Population
21,211
Households
2.5
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
8.0 sq mi
ZIP Area
6,684
Density / Sq Mi
$134,538
Median Household Income
$72,864
Median Earnings
$2,764
Median Rent
$849,900
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 - Flexible professional suite with multiple offices, a conference room, three entrances, and BP1 zoning.
Where is this office units located?
The property is located at 6B Liberty Ste #145 Aliso Viejo, CA.
What is the asking price?
The asking price for this property is $1,069,900.
What are key features of this property?
This property features: Exclusive‑use private patio adjoining the ground‑floor office condominium; Multiple private offices, conference room, reception area, workstations, and file/storage space; Three separate entrances support flexible occupancy and circulation
