The company, KleenAir Systems, will occupy 10,000 sf in a facility located at 1711 Langley. The only other occupant of the 16,750-sf building is the owner, who uses the space for storage, according to CB Richard Ellis broker Barry Knudson.

Knudson acted on behalf of KleenAir Systems in the $270,000 transaction. The landlord, Max Singer, was represented by Sean Ahern of Lee & Associates' Newport office.

According to local experts, tenants who are looking for R&D space have the upper hand in Orange County, as a glut of sublease space has come on to the market. "For users needing a short term solution, sublease space in combination with a large amount of available product provides for very viable alternatives and those companies that have the space available typically are willing to make very enticing deals," says a 2001 forecast by Grubb & Ellis Co.