Stream Southern California
Landlord Representation Marketing
Stream takes an underperforming, 132,000-square-foot asset with prime signage opportunities in West County and increased occupancy from 42% to 100%.
  • Situation

    • Merge (previously named Avalon Center) had a reputation of lacking amenities and identity.
    • Two of the largest tenants, comprising three full floors, had recently vacated the project upon lease expiration.
    • The property lacked curb appeal and was in need of an exterior refresh, lobby renovation and elevator cab remodel.
  • Action

    • Completed 47,212 SF of new leasing and 22,284 SF of renewals in 90 days, increasing occupancy to 84% immediately after renovations were completed.
    • The building was repositioned and rebranded to Merge, giving the building an identity and making it a destination where tenants wanted to be.
    • Implemented low-cost, high-impact renovations in the lobby including painting, flooring, feature walls, furniture, lighting and artwork. The elevator cabs were also modernized. High-end renovations immediately gave Merge an appearance that was reflective of its competitive set.
    • The exterior repainting increased freeway visibility.
    • Replaced the monument sign at the entrance of the project.
    • Executed a cost-effective marketing campaign to reintroduce Merge to the market. The campaign included branded marketing materials, email blasts, a new website, and cold calling tenant rep brokers.
    • Converted a full floor into a multi-tenanted floor, complete with three spec suites and an executive patio.


  • Merge is now positioned as a destination and an accessible building catering to tenants with a work force in both Orange County and Los Angeles.
  • Increased occupancy from 42% to 84% leased within 90 days of the completion of renovations in 2017 and increased to 100% leased in 2019.
Next Project

77 Sugar Creek