Top-Floor Corner Office
For Sale
Contact for pricing
111 Deerwood Rd, San Ramon, CA 94583
Top-floor corner office condo offers 2,667 SF in a premier medical and office building with on-site property management.
Property Size2,667 SF
Price / SF$551.18
Days on Market522
Property Features for 111 Deerwood Rd
General Information
Standard status
Active
Size
2,667 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Amenities
property management on-site
tenant conference center
ADA elevators
parking lot
Listing Agency:
Colliers | Walnut Creek
(925) 279-0120
Listed By:
Eric Erickson, CCIM, SIOR
(925) 279-5580
Source:
Moodyscre
Added: Apr 24, 2025
Changed: Sep 12
Last Checked: Sep 26 at 1:23PM
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 Colliers | Walnut Creek
Investment Insights
Based on property information with market context.
This top-floor corner office condo totals 2,667 square feet and is located within a medical and office building. The property includes on-site property management and a tenant conference center, along with ADA elevators and an on-site parking lot for accessible building access.
The building offers easy access to I-680 and is close to everyday retail needs, including restaurants and banks.
The space is configured as an office condo within a multi-tenant environment, supported by building amenities and ADA access features.
The building offers easy access to I-680 and is close to everyday retail needs, including restaurants and banks.
The space is configured as an office condo within a multi-tenant environment, supported by building amenities and ADA access features.
Key Highlights
- 2,667 SF top‑floor corner office condo in a premier medical and office building
- Owner/user financing available with 10% down
- On‑site property management
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
$48,222
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
3.28%
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%
$964,440
$964.4K
Cap Rate 7%
$688,886
$688.9K
Cap Rate 9%
$535,800
$535.8K
Market Conditions
NOI Build-Up for 2,667 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
$78.4K $29.40/SF
− Vacancy
−$14.1K −$5.29/SF
EGI
$64.3K $24.11/SF
− OpEx
−$16.1K −$6.03/SF
NOI
$48.2K $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%
$964,440
Cap Rate 7%
$688,886
Cap Rate 9%
$535,800
Alternative Uses
Best Use
Office B
$688.9K
$602.8K – $803.7K
NOI $48,222 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$882.1K – $1.18M
NOI $70,569 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,646
Businesses Nearby
Explore this area
Business Placement
Demographics for 94583, CA
38,444
Population
14,208
Households
2.7
Avg Household Size
41
Median Age
64%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
1,813
Density / Sq Mi
$184,033
Median Household Income
$97,697
Median Earnings
$2,973
Median Rent
$1,234,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Top-floor corner office condo offers 2,667 SF in a premier medical and office building with on-site property management.
Where is this office units located?
The property is located at 111 Deerwood Rd San Ramon, CA.
What is the asking price?
The asking price for this property is $1,470,000.
What are key features of this property?
This property features: 2,667 SF top‑floor corner office condo in a premier medical and office building; Owner/user financing available with 10% down; On‑site property management
