Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    2 Hughes Irvine, CA 92618
    Back to Search
    Property profile & analytics

    2 Hughes, Irvine, CA 92618

    View on Map
    • Mixed-use properties
    • 4,919 SF
    • 1.59 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Dr. Brent E. Silvers, MD / Physician
    • Tencati John R / Physician / Medical Clinic
    • Parkson J. Lin, DPM / Physician
    • American Fertility Medical Center / Medical Clinic
    • Breakthrough Genomics / Laboratory

    Property Details for 2 Hughes

    Lot size
    1.59 lot acres
    Property type
    Mixed-use properties

    Description

    This exceptional mixed-use property, located in the highly desirable Irvine Spectrum area, presents a compelling investment opportunity. The building encompasses 4,919 square feet and sits on a generous 1.59-acre lot, offering significant potential for future development or expansion. Currently operating as a medical building, the property benefits from a stable income stream generated by a tenant under a robust lease agreement. This lease ensures a secure return for the investor, with a firm three-year term followed by two five-year options. The property is offered at $3,800,000. The building's location within the vibrant Irvine Spectrum provides excellent visibility and accessibility, attracting a high volume of foot traffic and ensuring strong tenant demand. The Net Net Net (NNN) lease structure further minimizes the owner's operational responsibilities, making this a low-maintenance, high-yield investment. The substantial lot size provides ample room for potential future expansion or redevelopment, catering to a variety of uses within the mixed-use zoning designation. This property represents a rare opportunity to acquire a well-located, income-producing asset in one of Southern California's most sought-after commercial markets. The existing lease provides immediate cash flow, while the expansive lot size and prime location offer significant long-term growth potential. Serious inquiries are encouraged.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Irvine
    County
    Orange
    State
    California
    Longitude
    -117.715
    Latitude
    33.651

    Comparable in this City

    • Value Estimation by Request
      4,919 SF

      2 Hughes

      Mixed-use properties
      2 Hughes, Irvine, CA 92618
      View Details
    • Value Estimation by Request
      8,200 SF

      28 Hammond

      Mixed-use properties
      28 Hammond, Irvine, CA 92618
      View Details
    • Value Estimation by Request

      100 Progress

      Office Units
      100 Progress, Irvine, CA 92618
      View Details
    • Value Estimation by Request
      2,477 SF

      22 Odyssey

      Medical Office Space
      22 Odyssey, Irvine, CA 92618
      View Details
    • Value Estimation by Request
      24,291 SF

      15281 Barranca Pkwy

      Distribution properties
      15281 Barranca Pkwy, Irvine, CA 92618
      View Details
    • Value Estimation by Request

      65 Post

      CONDOMINIUMS (INDUSTRIAL)
      65 Post, Irvine, CA 92618-5216
      View Details

    Similar Nearby for Sale

    • $3,000,000
      8,200 SF

      Irvine Mixed-Use Condo - $3M

      Prime Irvine location, flexible layout, high-image finishes.
      28 Hammond, Irvine, CA 92618
      View Details
    • Contact for pricing
      4,900 SF

      Irvine Flex Property Investment Opportunity

      High-tech flex property in Irvine's business corridor, offering investment potential.
      61 Post, Irvine, CA 92618
      View Details
    • Contact for pricing
      4,980 SF

      Irvine Office Space Available

      4,980 sqft office space for sale in Irvine.
      108 Discovery, Irvine, CA 92618
      View Details
    • Contact for pricing
      65,006 SF

      Freestanding Building in Irvine

      Freestanding office building with 65,006 square feet available for rent.
      15253 Bake Pkwy, Irvine, CA 92618
      View Details

    Similar Nearby for Lease

    • $1.85 SF/Yr
      168,578 SF

      Irvine Warehouse: 168,578 SF Available

      Large industrial warehouse space for lease in Irvine, CA. Multiple units available.
      9755 Research Dr, Irvine, CA 92618
      View Details
    • Contact for pricing

      Irvine Office Space Available

      Office space available in Irvine, California, offering 8,000 SqFt.
      1 Wrigley, Irvine, CA 92618
      View Details
    • Contact for pricing

      Irvine Spectrum R&D/Flex Building

      LEED-accredited R&D/flex building in Irvine Spectrum with freeway frontage.
      3 Glen Bell Way, Irvine, CA 92618
      View Details
    • $2 SF/Yr

      Professional Office Building Near Spectrum

      Two-story office building with abundant natural light and freeway access.
      9960 Research Dr, Irvine, CA 92618
      View Details
    • $4 SF/Yr

      Medical Office Sublease Opportunity

      Pharmacy suite available for sublease in prime Orange County location.
      22 Odyssey, Irvine, CA 92618
      View Details
    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.
    2 Hughes
    Irvine, CA 92618
    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

    Thank You for Inquiry
    2 Hughes, Irvine, CA, 92618
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!