Cold Shell Office
For Sale
$3,000,000
101a-600 El Camino Real, Belmont, CA 94002
Cold shell office suite with dedicated parking and flexible space for professional or healthcare use in a mixed-use setting.
Property Size3,057 SF
Price / SF$981.35
Days on Market61
Property Features for 101a-600 El Camino Real
General Information
Standard status
Active
Size
3,057 SF
Total Parking Spaces
9
Listing Agency:
Green Banker Realty
(650) 373-0007
Listed By:
Stanley Lo · License #00874415
(650) 373-0007
Source:
Exprealty
Added: Jun 23
Changed: Aug 21
Last Checked: Aug 21 at 12:55PM
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 Green Banker Realty
Investment Insights
Based on property information with market context.
Suite 101A at 600 El Camino Real is a cold shell commercial office suite within a modern mixed-use development. The space is approximately 3,057 square feet and is delivered in a condition that allows a buyer to customize the interior layout and design to fit a specific business use. The building’s common areas are described as well-maintained and supportive of a professional operating environment.
The suite is positioned along El Camino Real within Belmont’s premier commercial corridor, with convenient access to major Peninsula transportation routes. The listing highlights strong visibility along the corridor and emphasizes the location’s accessibility and presence on El Camino Real. The suite includes access to the building’s shared common areas.
Suite 101A can support a range of commercial uses, including professional offices, medical practices, wellness concepts, and retail showrooms, as well as other commercial operations that benefit from a Peninsula address and flexible build-out. Parking is a key component of the offering, with 9 dedicated spaces noted, along with the potential to expand up to 12 spaces. COA dues are $679.50 per month, and the property is presented as suitable for owner-users or investors seeking a functional, customizable office suite.
The suite is positioned along El Camino Real within Belmont’s premier commercial corridor, with convenient access to major Peninsula transportation routes. The listing highlights strong visibility along the corridor and emphasizes the location’s accessibility and presence on El Camino Real. The suite includes access to the building’s shared common areas.
Suite 101A can support a range of commercial uses, including professional offices, medical practices, wellness concepts, and retail showrooms, as well as other commercial operations that benefit from a Peninsula address and flexible build-out. Parking is a key component of the offering, with 9 dedicated spaces noted, along with the potential to expand up to 12 spaces. COA dues are $679.50 per month, and the property is presented as suitable for owner-users or investors seeking a functional, customizable office suite.
Key Highlights
- Suite 101A at 600 El Camino Real offers approx. 3,057 SF of flexible commercial space delivered in cold shell condition.
- Cold shell suite allows buyers to customize the layout and design for their specific business needs.
- Includes 9 dedicated parking spaces, with potential to expand up to 12 spaces.
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
$97,909
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
3.26%
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%
$1,958,180
$2.0M
Cap Rate 7%
$1,398,700
$1.4M
Cap Rate 9%
$1,087,878
$1.1M
Market Conditions
NOI Build-Up for 3,057 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
$168.0K $54.96/SF
− Vacancy
−$37.5K −$12.26/SF
EGI
$130.5K $42.70/SF
− OpEx
−$32.6K −$10.68/SF
NOI
$97.9K $32.03/SF
Area
San Mateo County, CA
Vacancy
22.30%
Lease Rate
$54.96 /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%
$1,958,180
Cap Rate 7%
$1,398,700
Cap Rate 9%
$1,087,878
Alternative Uses
Best Use
Office B
$1.40M
$1.22M – $1.63M
NOI $97,909 @ 7.0% cap · market cap 3.26%
Second Best
Healthcare Medical
$1.39M
$1.22M – $1.63M
NOI $97,572 @ 7.0% cap · market cap 3.25%
Theoretical Best
Warehouse
$2.43M
$2.12M – $2.83M
NOI $169,975 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,552
Businesses Nearby
Explore this area
Business Placement
Demographics for 94002, CA
28,513
Population
11,307
Households
2.5
Avg Household Size
40
Median Age
69%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
5,092
Density / Sq Mi
$204,573
Median Household Income
$120,322
Median Earnings
$2,889
Median Rent
$2,000,001
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 units - Cold shell office suite with dedicated parking and flexible space for professional or healthcare use in a mixed-use setting.
Where is this office units located?
The property is located at 101a-600 El Camino Real Belmont, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Suite 101A at 600 El Camino Real offers approx. 3,057 SF of flexible commercial space delivered in cold shell condition.; Cold shell suite allows buyers to customize the layout and design for their specific business needs.; Includes 9 dedicated parking spaces, with potential to expand up to 12 spaces.
