Cresa Orange County
7545 Irvine Center Drive, Suite 200
Irvine, CA 92618
949.218.0255 tel
Map/Directions

Orange County

CONFLICT-FREE

Cresa's fiduciary responsibility is to one party only — the tenant. This singular relationship avoids inherent conflicts
of interest in the marketplace.

CREATING LEVERAGE

We use our expertise, market insight, and years of experience to give you leverage with your landlord.

STRATEGIC APPROACH

We apply strategic solutions that reduce costs, improve operations, and enhance the performance of your workforce.

  • Airport Area Office

    Q2/2016

    Supply
    3,235,781 SF
    Vacancy
    12.7%
    Absorption
    419,881 SF
    Avg. Lease Rate
    $2.91/SF
  • North County R&D + Industrial

    Q2/2016

    Supply
    2,378,549 SF
    Vacancy
    2.7%
    Absorption
    991,746 SF
    Avg. Lease Rate
    $0.63/NNN
  • Central County Office

    Q2/2016

    Supply
    1,071,398 SF
    Vacancy
    14%
    Absorption
    -244,120 SF
    Avg. Lease Rate
    $2.14/FSG
  • North County Office

    Q2/2016

    Supply
    436,845 SF
    Vacancy
    14.2%
    Absorption
    41,165 SF
    Avg. Lease Rate
    $2.25/FSG
  • South County Office

    Q2/2016

    Supply
    773,946 SF
    Vacancy
    5.1%
    Absorption
    936,906 SF
    Avg. Lease Rate
    $2.43/FSG
  • South County R&D + Industrial

    Q2/2016

    Supply
    1,825,314 SF
    Vacancy
    4%
    Absorption
    109,380 SF
    Avg. Lease Rate
    $0.99/SF
  • Airport Area R&D + Industrial

    Q2/2016

    Supply
    2,047,304 SF
    Vacancy
    2.5%
    Absorption
    429,532 SF
    Avg. Lease Rate
    $0.79/NNN
  • West County Office

    Q2/2016

    Supply
    236,194 SF
    Vacancy
    10.4%
    Absorption
    -33,615 SF
    Avg. Lease Rate
    $2.52/FSG
  • West County R&D + Industrial

    Q2/2016

    Supply
    1,050,007 SF
    Vacancy
    2.7%
    Absorption
    886,986 SF
    Avg. Lease Rate
    $0.65/SF

Market Insights

People

Jason Shepard Managing Principal, Cresa MCS 949.218.0255

Success Stories

Client Location Sq. Footage
Abbott Medical Optics (formerly IntraLase Corporation) Irvine, California  100,000 
Advantage Sales & Marketing Irvine, California  42,000 
Conexant, Inc. Newport Beach, California  Multiple Assignments 
Endologix Irvine, CA  129,000 
Gateway Computers Irvine, California  Multiple Transactions 
J.D. Edwards & Company Costa Mesa, California  40,254  
Johnson & Johnson Consumer Companies Irvine, California   13,843  
McKinsey and Company Irvine, California   11,200  
O'Melveny & Myers Newport Beach, California  60,000 
Paychex Santa Ana, California  43,712 
Rockwell Collins Tustin, California  215,000 
Shire Regenerative Medicine San Diego, CA  Phase 1 - 250,000 SF / Up to 800,000 
Thales Avionics Irvine, California  127,000 
US Labs Irvine, California  52,000 
Valeant Pharmaceuticals Aliso Viejo, California  100,000 
Verizon Wireless Irvine, California  477,000 

Industrial Services

Fit your industrial space to your operations, not vice versa.


As the dynamics of your industry change, chances are you need for industrial space will change with it.  Whether it’s a new warehouse that brings you closer to your supply chain or a new plant that adapts to a more flexible manufacturing operation, an evolving business strategy might very well dictate a move to more accommodating facilities. 

That’s where Cresa’s Industrial Services group comes in.  We’ll find the right building for your operational needs.  We represent tenant’s exclusively—never landlords or developers—so our advice is always free of conflicts.  We can help you evaluate your options in a completely unbiased way.  If relocation is the answer, we’ll see you through the entire process, from initial needs assessment to the final move in.  if staying in your current facility makes more sense, we can present you with alternatives that can add to your leverage in negotiation your lease renewal.

Ask yourself this

You can find out a lot about your industrial space needs by asking a few simple questions:
 

  • Which is more important—rent reduction or square footage?
  • Is your current space truly in sync with the distribution pattern of your products?
  • Do you need a labor force with a specific skill set?
  • Do you need to be near other firms with similar products in order to pull from an existing labor pool?
  • Do you have important specifications—racking, parking, clearance height, or multiple docking configurations—that your space must meet?
  • Do you have online fulfillment needs that require you to be near a FedEx or UPS hub?If you don’t have the answers to these questions at your fingertips, a five-minute phone call with us could be quite enlightening. 

We think the way you think
 

Our entire approach to industrial real estate is consultative. Many of our people come from corporate backgrounds, so we are adept at seeing things from your perspective.

Before we address your space requirements, we seek to understand the strategic needs that underlie them. We analyze your operations, your markets, and your infrastructure requirements. We take a fresh look at your assumptions. We help you identify the weaknesses in your current facilities and fine tune your wish list.

Once we’ve considered all the issues, we’ll find specific spaces that address them. We’ll consider your financing situation as well, and can structure deals that take advantage of our extensive access to public and private capital markets.

With us, there is no such thing as a cookie-cutter solution.

Supply chain meets real estate
 

These days, a warehouse is more than just a link in the supply chain. It might also be a distribution point for online retail operations. Such an omni-channel facility may need to be located near major transportation hubs, for same-day and overnight fulfillment. Its location cannot be haphazard.

Our industrial specialists take a holistic view of your supply chain, and we have the resources to find shovel-ready spaces in markets where the costs of labor, fuel, and transportation are all in line with your specific needs.

In short, we combine our considerable real estate savvy with an understanding of the broader issues of supply chain management.

Thinking it through
 

Modern manufacturing facilities have their own set of unique needs that must be considered well in advance. At Cresa, we are unusually adept at helping manufacturers assess those needs and address them. 

Here are just a few of the things we can help you think through: 

  • Floor Plan—What type of building? Open or closed construction? What kinds of walls?

  • Air quality—Do you need special filtration system
  • HVAC—Does the building have the right capacity, and are the systems in good condition?
  • Adjacent manufacturing— Are other facilities on your site carrying out activities at odds with yours?
  • Cleaning methods and pest control—Are they relevant and/or adequate to the type of product being manufactured?
  • Storage facilities—Are they sufficient for your inventory needs? Can they quarantine incoming parts or products?
  • Loading docks—Do they meet clearance and height requirements?
  • Slab reinforcement—Can the floors support your machinery?
  • Utility needs—Do you need specialized electrical for your machines?
  • Americans with Disabilities Act code compliance
  • Type of fire sprinkler systems
  • Sustainability objectives

Manufacturing for today’s world
 

In today’s business climate, there are many number of reasons to relocate your manufacturing facilities. Maybe you need to modernize your operations, or you’re looking for a more capable workforce. Maybe you’re attracted to localities that offer economic incentives, or you are “back shoring”—bringing your operations back from overseas.

Regardless of your reasons, our specialists can help you meet your goals. We work with manufacturers of all kinds, from metalworking and machine shops to the most advanced technology-driven facilities, from light assembly to precision medical device production.

Our people understand that the traditional plant layout—designed for the “one worker, one job” model—is no longer useful. We are thoroughly familiar with new trends in both engineering and production, and we can help you find a building ideally suited to the flexibility your operations now demand—from workers who can perform multiple tasks on multiple machines, to machines that can be moved around the shop floor as needed, to shifting production schedules that can accommodate different products at different times.

Through our Site Selection group, we can identify localities that are particularly favorable, not just for the workforce efficiencies you require, but for economic incentives as well. We’ll help you choose from among a wide range of state and local tax incentives offered in exchange for your business creating full-time jobs.

Integrated Services
 

Once we’ve identified a course of action—whether for your supply chain or manufacturing needs—we then assemble the right combination of services to carry it out. From a single point of contact, we’ll coordinate an integrated team of specialists who can provide:

  • Supply chain consulting
  • Transaction management
  • Project management
  • Portfolio strategies
  • Site selection
  • Lease administration
  • Capital markets
  • Facilities services
  • Strategic services

So don’t try to shoehorn your industrial requirements into a space that’s not right for you. Talk to people with the experience and expertise to meet those requirements in an unbiased, strategically sound manner, talk to us. 

Looking for tax incentives?
 

At Cresa, we can help you make the most of tax grants, tax credits, and all the other incentives local governments offer to bring businesses to their communities.

Through our Site Selection group, we can offer the following services:

  • Economic development incentives—As part of the location selection process, we can help you identify those locations offering the best incentive packages for your type of business.
  • Incentive negotiation— We can help reduce your costs with negotiated incentive packages such as cash grants, property tax abatements, sales tax exemptions, utility rate reductions, infrastructure grants, subsidized land or buildings, low-cost financing, fee waivers, and wage subsidies.
  • Incentive administration— We can handle the administration of every aspect of your incentive programs to help ensure that you receive and retain the awards you obtain.
  • Training grants—We can help you receive the optimal grant funds needed to train and upgrade your workforce, while at the same time ensuring that you qualify for all available employment and training tax credits at the state and federal levels.



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FASB Update

FASB UPDATE - NEW LEASE ACCOUNTING RULES

February 26, 2016

How can two leases that have the exact same underlying costs have two dramatically different impacts to a company’s balance sheet?  The below balance sheet impacts are different because the FASB & IASB have formally stated in the final lease accounting changes that gross leases (any lease with operating expenses / real estate taxes & insurance imbedded in the base rental amount) will now have to capitalize the real estate taxes and insurance onto their balance sheets. By comparison, net leases will not capitalize real estate taxes or insurance on to their balance sheets. 

We agree that this doesn’t exactly make sense but these are the types of surprise unintended consequences that companies will be facing if they don’t get their arms around these new lease accounting changes immediately. 

The below table demonstrates the dramatic difference between a gross lease and a net lease to a company’s balance sheet.

Type of Lease Gross + Electric NNN
Size of Premises 50,000 SF 50,000 SF
Length of Term 10 Years 10 Years
Total NPV Cash Flows $22,564,944 $22,564,944
IMPACT ON BALANCE SHEET (JAN 2019) $9,361,995.00 $7,926,627.00 

Assumptions utilized for above lease calculations - (50,000 SF lease; 10 year term; $40/SF “all in” of which OPEX equates to $4/SF; RE taxes $5/SF; $1/SF for insurance and $2.50/SF for utilities). 

The above lease comparisons have an “all in” cost of $40 per square foot on a gross basis but one is structured as a “gross” lease and the other is structured as a “triple net” (NNN) lease. According to the new rules the gross lease structure must capitalize the embedded taxes and insurance onto the balance sheet whereas the NNN lease structure does not. Therefore, there is now a difference in the net based rental amounts being capitalized which creates a much higher balance sheet impact for the gross lease than the triple net lease. The gross lease is capitalizing $33.50/SF onto the balance sheet and the triple net lease is only capitalizing $27.50/SF onto the balance sheet which accounts for the $1,435,368.00 balance sheet difference.

It is worth noting that these two scenarios do have different impacts on balance sheet and shareholder equity, but it’s also possible that a company that cares about EBITDA would prefer the gross lease structure if it could achieve Type A / "finance" lease classification, as that would shift taxes and insurance below the line for EBITDA purposes, while a net lease would leave them "above the line." 

Click here for a summary of the new FASB lease accounting standards.

Find out more at www.fasb.org