Creative Office
For Sale
Contact for pricing
9927-9931 Muirlands Blvd, Irvine, CA 92618
Creative office building with upgraded interiors, extensive windows, and ground-floor entrances with direct parking access.
Property Size7,463 SF
Price / SF$520.03
Days on Market207
Property Features for 9927-9931 Muirlands Blvd
General Information
Standard status
Active
Size
7,463 SF
Property subtype
OFFICE
Amenities
private restrooms
conference room
Listing Agency:
Lee & Associates
(949) 727-1200
Listed By:
Dave Smith · License #01195186
(949) 790-3134
Source:
Moodyscre
Added: Feb 18
Changed: Aug 14
Last Checked: Sep 12 at 8:18AM
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
Investment Insights
Based on property information with market context.
This creative office building features upgraded interior improvements and an extensive window line. The layout is mostly open, complemented by perimeter offices, a conference room, and private restrooms. Two double-door ground-floor entrances provide direct access to the parking lot.
The property is offered for sale and is identified by the addresses 9927–9931 Muirlands Blvd, located in Irvine Spectrum, CA 92618.
The combination of an open-plan core with perimeter offices and meeting space, along with direct ground-level entry, supports a range of day-to-day office operations.
The property is offered for sale and is identified by the addresses 9927–9931 Muirlands Blvd, located in Irvine Spectrum, CA 92618.
The combination of an open-plan core with perimeter offices and meeting space, along with direct ground-level entry, supports a range of day-to-day office operations.
Key Highlights
- Creative office building with upgraded interior improvements
- Extensive window line for bright interior lighting
- Mostly open layout with a mix of perimeter offices and a conference room
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
$123,947
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
3.19%
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%
$2,478,940
$2.5M
Cap Rate 7%
$1,770,671
$1.8M
Cap Rate 9%
$1,377,189
$1.4M
Market Conditions
NOI Build-Up for 7,463 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
$197.9K $26.52/SF
− Vacancy
−$32.7K −$4.38/SF
EGI
$165.3K $22.14/SF
− OpEx
−$41.3K −$5.54/SF
NOI
$123.9K $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%
$2,478,940
Cap Rate 7%
$1,770,671
Cap Rate 9%
$1,377,189
Alternative Uses
Best Use
Office B
$1.77M
$1.55M – $2.07M
NOI $123,947 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,033 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,735
Businesses Nearby
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?
Creative space - Creative office building with upgraded interiors, extensive windows, and ground-floor entrances with direct parking access.
Where is this creative space located?
The property is located at 9927-9931 Muirlands Blvd Irvine, CA.
What is the asking price?
The asking price for this property is $3,881,000.
What are key features of this property?
This property features: Creative office building with upgraded interior improvements; Extensive window line for bright interior lighting; Mostly open layout with a mix of perimeter offices and a conference room
