Medical Office Suite with Exam
For Sale
Contact for pricing
1210 E Arques Ave, Sunnyvale, CA 94085
Previously an optometrist office with a large lobby, four plumbed exam rooms, and a plumbed dispensary room.
Property Size2,524 SF
Price / SF$790.41
Days on Market536
Property Features for 1210 E Arques Ave
General Information
Standard status
Active
Size
2,524 SF
Property subtype
OFFICE
Listing Agency:
Cushman & Wakefield | San Jose
(408) 615-3400
Listed By:
Scott Ennis
(408) 572-4125
Source:
Moodyscre
Added: Mar 27, 2025
Changed: Sep 10
Last Checked: Sep 12 at 10:02AM
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 Cushman & Wakefield | San Jose
Investment Insights
Based on property information with market context.
This medical office suite was previously operated as an optometrist’s office and is laid out with an expansive lobby/reception area. The interior includes four plumbed exam rooms, one plumbed dispensary room, and two well-appointed bathrooms. Additional support work rooms and ample storage area help accommodate day-to-day workflow.
The offering combines two condo units into one. The property includes the basic medical buildout elements needed for exam and dispensing functions, with multiple plumbed treatment rooms already in place.
Overall, the space is configured around a reception-first arrival experience, supported by dedicated exam and dispensary rooms plus back-of-house work and storage areas.
The offering combines two condo units into one. The property includes the basic medical buildout elements needed for exam and dispensing functions, with multiple plumbed treatment rooms already in place.
Overall, the space is configured around a reception-first arrival experience, supported by dedicated exam and dispensary rooms plus back-of-house work and storage areas.
Key Highlights
- Previously an optometrist’s office
- Expansive lobby/reception area
- Four plumbed exam rooms
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
$56,112
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
2.81%
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%
$1,122,240
$1.1M
Cap Rate 7%
$801,600
$801.6K
Cap Rate 9%
$623,467
$623.5K
Market Conditions
NOI Build-Up for 2,524 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
$93.3K $36.96/SF
− Vacancy
−$18.5K −$7.32/SF
EGI
$74.8K $29.64/SF
− OpEx
−$18.7K −$7.41/SF
NOI
$56.1K $22.23/SF
Area
Sunnyvale, CA
Vacancy
19.80%
Lease Rate
$36.96 /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%
$1,122,240
Cap Rate 7%
$801,600
Cap Rate 9%
$623,467
Alternative Uses
Best Use
Office B
$801.6K
$701.4K – $935.2K
NOI $56,112 @ 7.0% cap · market cap 2.81%
Second Best
Healthcare Medical
$654.2K
$572.4K – $763.3K
NOI $45,795 @ 7.0% cap · market cap 2.30%
Theoretical Best
Office A
$1.10M
$959.7K – $1.28M
NOI $76,775 @ 7.0% cap · market cap 3.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,940
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94085, CA
24,031
Population
9,666
Households
2.5
Avg Household Size
33
Median Age
62%
College-Educated
90%
High-School Grad
3.5 sq mi
ZIP Area
6,866
Density / Sq Mi
$183,563
Median Household Income
$103,383
Median Earnings
$3,187
Median Rent
$1,534,500
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?
Medical Office Space - Previously an optometrist office with a large lobby, four plumbed exam rooms, and a plumbed dispensary room.
Where is this medical office space located?
The property is located at 1210 E Arques Ave Sunnyvale, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Previously an optometrist’s office; Expansive lobby/reception area; Four plumbed exam rooms
