Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    85 Enterprise Aliso Viejo, CA 92656

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Modern office campus in Aliso Viejo with prime location.

    Type:Office
    Property size:
    26,168 SF
    Added:
    Nov 22, 2025
    Days on Market:
    147
    Last Refresh:
    Apr 5 at 8:28 pm

    Property Features for 85 Enterprise

    General Information

    Standard status
    Active
    Size
    26,168 SF
    Property subtype
    Office

    Spaces For Lease

    at 85 Enterprise Contact us

    We can help!

    Listing Contact
    Matt Didier

    Listing agent Matt Didier License #01345447

    Listing office CBRE

    Listing date Nov 22, 2025

    Source Cbre

    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

    Overview

    Class A Office Campus

    The Heights is a Class A office campus encompassing 489,817 square feet, comprised of five modern office buildings. It is situated on a landscaped 20-acre campus in Aliso Viejo. The property offers ease of access from the San Joaquin Hills Toll Road (SR 73) and proximate access to the 133, 5, and 405 Freeways. The location is set at the halfway point between Los Angeles and San Diego counties. The location is within walking distance to numerous retail and dining destinations and is proximate to newer residential communities, highways, parks, golf courses, and beaches.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Aliso Viejo
    County
    Orange
    State
    California
    Longitude
    -117.726
    Latitude
    33.5817

    Nearby Similar for Lease

    • Sponsored
      Contact for pricing

      CA, Aliso Viejo - 15 Enterprise

      15 Enterprise, Aliso Viejo, CA 92656
      View Details
    • $1.23/mo

      Freestanding Office Building For Lease

      High-image, two-story office building in South Orange County.
      12 Journey, Aliso Viejo, CA 92656
      View Details
    • $1.65/mo

      High Image Office Space Available

      Flexible office suites with planned common area improvements for lease.
      26970 Aliso Viejo Pkwy, Aliso Viejo, CA 92656
      View Details
    • Contact for pricing

      Master-Planned Office Campus Space

      Part of a 1.7 million sq ft office campus.
      15 Enterprise, Aliso Viejo, CA, 92656
      View Details
    • $1.50/mo

      High Image Office Building

      Two-story office building in prime South Orange County location.
      6-A Liberty, Aliso Viejo, CA 92656
      View Details
    • Contact for pricing

      Aliso Viejo Office Space

      5,000 sqft office space available for lease.
      25 Enterprise, Aliso Viejo, CA 92656
      View Details
    • Contact for pricing

      Renovated Office Building with Parking

      Newly renovated office space with convenient parking and walkable amenities.
      18 Journey # A, Aliso Viejo, CA 92656
      View Details
    • Contact for pricing

      Class A Office Space Available

      Class A office space in South Orange County urban center.
      120 Vantis Drive, Aliso Viejo, CA, 92656
      View Details
    • Contact for pricing

      Class A Office Campus

      Modern office campus in Aliso Viejo with prime location.
      65 Enterprise, Aliso Viejo, CA, 92656
      View Details
    • Contact for pricing

      Class A Office Campus

      Modern office campus in Aliso Viejo with prime location.
      101 Enterprise, Aliso Viejo, CA, 92656
      View Details
    • Contact for pricing

      Aliso Viejo Office Space Available

      Office space for rent in Aliso Viejo, California.
      95 Argonaut, Aliso Viejo, CA, 92656
      View Details
    • Contact for pricing

      Office Spaces in South Orange

      Office spaces available in emerging urban center of South Orange County.
      Aliso Viejo, CA 92656
      View Details

    FAQs

    What type of property is this?
    Office building - Modern office campus in Aliso Viejo with prime location.
    Where is this office building located?
    The property is located at 85 Enterprise Aliso Viejo, CA.
    What are key features of this property?
    This property features: Class A office campus totaling 489,817 square feet.; Prime location in Aliso Viejo on a beautifully landscaped 20‑acre campus.; Easy access to San Joaquin Hills Toll Road (SR 73) and proximate access to the 133, 5, and 405 Freeways.
    (949) 725-8431
    We can help!
    Listing Contact
    Matt Didier
    Real Estate License ID: 01345447
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!