Pleasanton Office Condo For
For Sale
$670,000
Boulder Ct. Ste. 500, Pleasanton, CA 94566
Two-story, 1,798 square foot Pleasanton office condo for sale.
Property Size1,798 SF
Lot Size1,798.00 Acres
Price / SF$372.64
Days on Market514
Property Features for Boulder Ct. Ste. 500
General Information
Standard status
Active
Size
1,798 SF
Lot size
1,798.00 Acres
Property subtype
Commercial
Amenities
Central air
Open
Corner Lot
Central Air Cooling
Common Area Shared
Composition Roof
Concrete Flooring
Forced Air Heating
Industrial District
Linoleum Flooring
W/W Carpeting Flooring
Building Details
Year Built
2009
Listing Agency:
KELLER WILLIAMS
(925) 634-0033
Listed By:
LAURA FRANKE
(916) 708-0301
Source:
Corcoran
Added: Apr 26, 2025
Changed: Sep 20
Last Checked: Sep 20 at 8:19AM
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 KELLER WILLIAMS
Investment Insights
Based on property information with market context.
This 1,798 square foot, two-story office condo is located in Pleasanton. The corner unit is suitable for mixed-use purposes. The office space features conference rooms and multiple individual offices, with a layout that is easy to change or reconfigure. It includes a kitchenette and a bathroom, and is described as light and bright.
Key Highlights
- Excellent corner unit location.
- 1800 square feet, two stories.
- Perfect for mixed use.
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
$36,410
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
5.43%
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%
$728,200
$728.2K
Cap Rate 7%
$520,143
$520.1K
Cap Rate 9%
$404,556
$404.6K
Market Conditions
NOI Build-Up for 1,798 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
$64.7K $36.00/SF
− Vacancy
−$6.5K −$3.60/SF
EGI
$58.3K $32.40/SF
− OpEx
−$21.8K −$12.15/SF
NOI
$36.4K $20.25/SF
Area
Alameda County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$728,200
Cap Rate 7%
$520,143
Cap Rate 9%
$404,556
Alternative Uses
Best Use
Mixed Use
$520.1K
$455.1K – $606.8K
NOI $36,410 @ 7.0% cap · market cap 5.43%
Second Best
Office B
$519.1K
$454.2K – $605.6K
NOI $36,336 @ 7.0% cap · market cap 5.42%
Theoretical Best
Retail
$8.20M
$7.17M – $9.56M
NOI $573,789 @ 7.0% cap · market cap 85.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,166
Businesses Nearby
Explore this area
Business Placement
Demographics for 94566, CA
45,055
Population
16,698
Households
2.7
Avg Household Size
43
Median Age
67%
College-Educated
95%
High-School Grad
20.3 sq mi
ZIP Area
2,219
Density / Sq Mi
$187,721
Median Household Income
$104,642
Median Earnings
$2,639
Median Rent
$1,592,200
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two-story, 1,798 square foot Pleasanton office condo for sale.
Where is this office units located?
The property is located at Boulder Ct. Ste. 500 Pleasanton, CA.
What is the asking price?
The asking price for this property is $670,000.
What are key features of this property?
This property features: Excellent corner unit location.; 1800 square feet, two stories.; Perfect for mixed use.
