El Dorado Hills Office
For Sale
Contact for pricing
4939 Hillsdale Cir, El Dorado Hills, CA
Well-maintained office building near El Dorado Hills Town Center.
Property Size3,250 SF
Lot Size0.36 Acres
Price / SF$461.54
Days on Market563
Property Features for 4939 Hillsdale Cir
General Information
Standard status
Active
Size
3,250 SF
Lot size
0.36 Acres
Property subtype
OFFICE
Properties For Sale
at 4939 Hillsdale Cir Contact us- Floor
- 1
- Size
- 3,250 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
4939 Hillsdale Cir
- The building sits in a well maintained complex with generous parking and tremendous...
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Listing Agency:
Century 21 - Mueller Commercial | Sacramento
(916) 704-9341
Listed By:
John Cardoza
(916) 228-1970
Source:
Moodyscre
Added: Feb 27, 2025
Changed: Aug 8
Last Checked: Sep 12 at 7:09AM
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 Century 21 - Mueller Commercial | Sacramento
Investment Insights
Based on property information with market context.
This office building is situated within a well-maintained complex, benefiting from ample parking and abundant natural light. Its location offers convenient access to the El Dorado Hills Town Center, providing a variety of dining and shopping options. The building's proximity to US 50 freeway facilitates connections between El Dorado Hills and numerous other cities. The property is suitable for various office, medical, and dental uses, offering flexibility for potential tenants. The space encompasses 3,250 square feet.
Key Highlights
- Tremendous natural light fills the space.
- Generous parking available for tenants and visitors.
- Close proximity to El Dorado Hills Town Center with its dining and shopping options.
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
$53,411
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
3.56%
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%
$1,068,220
$1.1M
Cap Rate 7%
$763,014
$763.0K
Cap Rate 9%
$593,456
$593.5K
Market Conditions
NOI Build-Up for 3,250 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
$85.8K $26.40/SF
− Vacancy
−$14.6K −$4.49/SF
EGI
$71.2K $21.91/SF
− OpEx
−$17.8K −$5.48/SF
NOI
$53.4K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /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%
$1,068,220
Cap Rate 7%
$763,014
Cap Rate 9%
$593,456
Alternative Uses
Best Use
Office B
$763.0K
$667.6K – $890.2K
NOI $53,411 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.16M
$1.02M – $1.36M
NOI $81,335 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
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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 building - Well-maintained office building near El Dorado Hills Town Center.
Where is this office building located?
The property is located at 4939 Hillsdale Cir El Dorado Hills, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Tremendous natural light fills the space.; Generous parking available for tenants and visitors.; Close proximity to El Dorado Hills Town Center with its dining and shopping options.
