Creative Office/R&D
For Sale
Contact for pricing
9930-9940 Irvine Center Dr, Irvine, CA 92618
Creative office/R&D condo with exposed ceilings, glass sidelights, and Lake Forest Dr signage.
Property Size4,950 SF
Price / SF$535
Days on Market356
Property Features for 9930-9940 Irvine Center Dr
General Information
Standard status
Active
Size
4,950 SF
Property subtype
OFFICE
Amenities
Exposed ceilings
glass sidelights
high-end finishes
Lake Forest Dr signage
Listing Agency:
Voit Real Estate Services
(949) 851-5100
Listed By:
Alton Burgess · License #01717094
(949) 263-5397
Source:
Moodyscre
Added: Sep 29, 2025
Changed: Sep 12
Last Checked: Sep 18 at 12:05PM
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 Voit Real Estate Services
Investment Insights
Based on property information with market context.
Creative office/R&D condo for sale totaling 4,950 square feet. The space features exposed ceilings, glass sidelights, and high-end finishes designed to support a professional, modern work environment.
The property includes Lake Forest Dr signage, providing visible branding along the corridor. The address is 9930-9940 Irvine Center Dr in Irvine Spectrum, CA 92618.
The property includes Lake Forest Dr signage, providing visible branding along the corridor. The address is 9930-9940 Irvine Center Dr in Irvine Spectrum, CA 92618.
Key Highlights
- 4,950 square feet creative office/R&D condo
- Exposed ceilings
- Glass sidelights
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
$82,210
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
3.10%
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%
$1,644,200
$1.6M
Cap Rate 7%
$1,174,429
$1.2M
Cap Rate 9%
$913,444
$913.4K
Market Conditions
NOI Build-Up for 4,950 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
$131.3K $26.52/SF
− Vacancy
−$21.7K −$4.38/SF
EGI
$109.6K $22.14/SF
− OpEx
−$27.4K −$5.54/SF
NOI
$82.2K $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%
$1,644,200
Cap Rate 7%
$1,174,429
Cap Rate 9%
$913,444
Alternative Uses
Best Use
Office B
$1.17M
$1.03M – $1.37M
NOI $82,210 @ 7.0% cap · market cap 3.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,105 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,338
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/R&D condo with exposed ceilings, glass sidelights, and Lake Forest Dr signage.
Where is this creative space located?
The property is located at 9930-9940 Irvine Center Dr Irvine, CA.
What is the asking price?
The asking price for this property is $2,648,250.
What are key features of this property?
This property features: 4,950 square feet creative office/R&D condo; Exposed ceilings; Glass sidelights
