Flex Office and Warehouse
For Sale
Contact for pricing
9601-9661 Irvine Center Dr, Irvine, CA 92618
Multi-tenant building with 100% HVAC and both office space and a temp-controlled warehouse component.
Property Size7,559 SF
Price / SF$522.56
Days on Market399
Property Features for 9601-9661 Irvine Center Dr
General Information
Standard status
Active
Size
7,559 SF
Property subtype
INDUSTRIAL
Amenities
Signage Visibility
Building Details
Tenancy
Multi
Listing Agency:
Kidder Mathews
(949) 557-5019
Listed By:
Oliver Ternate · License #01395278
(949) 557-5019
Source:
Moodyscre
Added: Jul 7, 2025
Changed: Jul 28
Last Checked: Aug 8 at 12:57PM
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 Kidder Mathews
Investment Insights
Based on property information with market context.
Koll Center II is a multi-tenant flex/industrial property offering a mix of office space and a temp-controlled warehouse component. The building includes 100% HVAC throughout, supporting year-round comfort and consistent indoor conditions for office and warehouse operations.
The property features signage visibility on Irvine Center Dr and is positioned near Irvine Spectrum Center, 24 Hour Fitness, and Whole Foods.
As configured, the offering combines office functionality with an on-site temperature-controlled warehouse area, making it suitable for users who need both administrative space and controlled storage within the same facility.
The property features signage visibility on Irvine Center Dr and is positioned near Irvine Spectrum Center, 24 Hour Fitness, and Whole Foods.
As configured, the offering combines office functionality with an on-site temperature-controlled warehouse area, making it suitable for users who need both administrative space and controlled storage within the same facility.
Key Highlights
- Koll Center II multi‑tenant building
- Includes ±5,500 SF office space
- Includes ±2,000 SF temp‑controlled warehouse (flex/industrial)
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
$125,541
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
3.18%
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%
$2,510,820
$2.5M
Cap Rate 7%
$1,793,443
$1.8M
Cap Rate 9%
$1,394,900
$1.4M
Market Conditions
NOI Build-Up for 7,559 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
$200.5K $26.52/SF
− Vacancy
−$33.1K −$4.38/SF
EGI
$167.4K $22.14/SF
− OpEx
−$41.8K −$5.54/SF
NOI
$125.5K $16.61/SF
Area
ZIP 92618
Vacancy
16.50%
Lease Rate
$26.52 /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%
$2,510,820
Cap Rate 7%
$1,793,443
Cap Rate 9%
$1,394,900
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,541 @ 7.0% cap · market cap 3.18%
Second Best
Warehouse
$1.70M
$1.48M – $1.98M
NOI $118,672 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$2.49M
$2.18M – $2.90M
NOI $174,246 @ 7.0% cap · market cap 4.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,125
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92618, CA
57,488
Population
26,470
Households
2.2
Avg Household Size
35
Median Age
72%
College-Educated
97%
High-School Grad
20.7 sq mi
ZIP Area
2,777
Density / Sq Mi
$135,609
Median Household Income
$85,192
Median Earnings
$3,053
Median Rent
$1,153,400
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?
Flex space - Multi-tenant building with 100% HVAC and both office space and a temp-controlled warehouse component.
Where is this flex space located?
The property is located at 9601-9661 Irvine Center Dr Irvine, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Koll Center II multi‑tenant building; Includes ±5,500 SF office space; Includes ±2,000 SF temp‑controlled warehouse (flex/industrial)
