Versatile Office Condo in Pleasant
For Sale
$399,000
101 Gregory Lane #29, Pleasant Hill, CA 94523
Office condo with prime location and luxurious amenities.
Property Size887 SF
Price / SF$449.83
Days on Market153
Property Features for 101 Gregory Lane #29
General Information
Standard status
Active
Size
887 SF
Property subtype
Commercial
Amenities
Common Garage
Gas Central Forced Air Heat Heating
Laminate Flooring
Building Details
Year Built
1980
Listing Agency:
CALHOMES
(408) 732-2300
Listed By:
RAMANA REDDY · License #01348354
Source:
Corcoran
Added: Mar 9
Changed: Aug 8
Last Checked: Aug 1 at 10:38AM
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 CALHOMES
Investment Insights
Based on property information with market context.
This 887 square foot office condo in Pleasant Hill offers an exceptional opportunity for businesses seeking an ideal location and versatile space. The property is custom designed and can accommodate a range of businesses, including CPAs, attorneys, realtors, psychologists, and salons. The space includes bathroom facilities and washer/dryer hookups. The building is strategically located directly across from the Pleasant Hill City Hall and a few blocks from Downtown, City Park, and the Senior Center. It also offers easy access to the Pleasant Hill BART station and freeway access. The property was most recently used as a hair salon. The HOA provides amenities.
Key Highlights
- Prime location directly across from Pleasant Hill City Hall and near Downtown, City Park, and the Senior Center.
- Easy access to Pleasant Hill BART and freeway.
- Versatile space suitable for various businesses.
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
$16,038
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
4.02%
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%
$320,760
$320.8K
Cap Rate 7%
$229,114
$229.1K
Cap Rate 9%
$178,200
$178.2K
Market Conditions
NOI Build-Up for 887 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
$26.1K $29.40/SF
− Vacancy
−$4.7K −$5.29/SF
EGI
$21.4K $24.11/SF
− OpEx
−$5.3K −$6.03/SF
NOI
$16.0K $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%
$320,760
Cap Rate 7%
$229,114
Cap Rate 9%
$178,200
Alternative Uses
Best Use
Office B
$229.1K
$200.5K – $267.3K
NOI $16,038 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$335.3K
$293.4K – $391.2K
NOI $23,470 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,551
Businesses Nearby
Explore this area
Business Placement
Demographics for 94523, CA
35,272
Population
14,585
Households
2.4
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
7.2 sq mi
ZIP Area
4,899
Density / Sq Mi
$142,622
Median Household Income
$74,832
Median Earnings
$2,479
Median Rent
$1,038,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office condo with prime location and luxurious amenities.
Where is this office units located?
The property is located at 101 Gregory Lane #29 Pleasant Hill, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Prime location directly across from Pleasant Hill City Hall and near Downtown, City Park, and the Senior Center.; Easy access to Pleasant Hill BART and freeway.; Versatile space suitable for various businesses.
