Freestanding Office Building with
For Sale
$1,100,000
100 Union St, Pacheco, CA 94553
Small freestanding office building featuring an attached yard for added outdoor utility.
Property Size2,528 SF
Days on Market70
Property Features for 100 Union St
General Information
Standard status
Active
Size
2,528 SF
Property subtype
Special Purpose
Building Details
Building Size
2,528 SF
Year Built
1945
Listing Agency:
TRI Commercial Walnut Creek
Listed By:
Eric Rehn, CCIM · License #CalDRE #01365267
(925) 784-3449
Source:
Tricommercial
Added: Jun 29
Changed: Sep 2
Last Checked: Sep 6 at 5:54AM
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 TRI Commercial Walnut Creek
Investment Insights
Based on property information with market context.
This small freestanding office building includes a yard, creating practical outdoor space alongside the office improvements. The property is designed as a standalone work facility rather than a multi-tenant commercial interior.
The building is offered for sale at 100 Union St in Pacheco, CA 94553. Prospective buyers can evaluate the site’s outdoor yard area as part of their operating or redevelopment plans.
Overall, it presents as a straightforward owner-user or investment candidate for those seeking a compact office structure with yard space.
The building is offered for sale at 100 Union St in Pacheco, CA 94553. Prospective buyers can evaluate the site’s outdoor yard area as part of their operating or redevelopment plans.
Overall, it presents as a straightforward owner-user or investment candidate for those seeking a compact office structure with yard space.
Key Highlights
- Small freestanding office building with attached yard
- Built in 1945
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
$45,709
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
4.16%
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%
$914,180
$914.2K
Cap Rate 7%
$652,986
$653.0K
Cap Rate 9%
$507,878
$507.9K
Market Conditions
NOI Build-Up for 2,528 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
$74.3K $29.40/SF
− Vacancy
−$13.4K −$5.29/SF
EGI
$60.9K $24.11/SF
− OpEx
−$15.2K −$6.03/SF
NOI
$45.7K $18.08/SF
Area
Contra Costa County, CA
Vacancy
18.00%
Lease Rate
$29.40 /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%
$914,180
Cap Rate 7%
$652,986
Cap Rate 9%
$507,878
Alternative Uses
Best Use
Office B
$653.0K
$571.4K – $761.8K
NOI $45,709 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$955.6K
$836.1K – $1.11M
NOI $66,891 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Explore this area
Business Placement
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
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?
Office building - Small freestanding office building featuring an attached yard for added outdoor utility.
Where is this office building located?
The property is located at 100 Union St Pacheco, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Small freestanding office building with attached yard; Built in 1945
