Downtown Office
For Sale
Contact for pricing
291 Mcleod St, Livermore, CA 94550
Commercial office building with full handicap access and a 600 SF office/cottage configuration.
Property Size2,500 SF
Price / SF$720
Days on Market798
Property Features for 291 Mcleod St
General Information
Standard status
Active
Size
2,500 SF
Property subtype
OFFICE
Amenities
Full Handicap access
Listing Agency:
Lee & Associates | East Bay
(925) 460-6200
Listed By:
Mike Smith · License #00978736
(925) 200-9234
Source:
Moodyscre
Added: Jul 8, 2024
Changed: Aug 14
Last Checked: Sep 12 at 10:29AM
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 Lee & Associates | East Bay
Investment Insights
Based on property information with market context.
This offering includes a commercial office building totaling 1,900± SF, along with an additional 600± SF office/cottage. The property is described as being well suited for professional office use, including engineering, legal, or other similar office applications. Full handicap access is indicated for the building.
The property is located in the heart of Downtown Livermore, within walking distance of the U.S. Post Office, shopping amenities, restaurants, and wine and brewery establishments.
The layout presented in the remarks provides two distinct office areas, including the larger office building component and the separate office/cottage space.
The property is located in the heart of Downtown Livermore, within walking distance of the U.S. Post Office, shopping amenities, restaurants, and wine and brewery establishments.
The layout presented in the remarks provides two distinct office areas, including the larger office building component and the separate office/cottage space.
Key Highlights
- 1,900± SF commercial office building
- Includes a 600± SF office/cottage configuration
- Located in the heart of downtown Livermore
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
$50,523
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%
$1,010,460
$1.0M
Cap Rate 7%
$721,757
$721.8K
Cap Rate 9%
$561,367
$561.4K
Market Conditions
NOI Build-Up for 2,500 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
$90.3K $36.12/SF
− Vacancy
−$22.9K −$9.17/SF
EGI
$67.4K $26.95/SF
− OpEx
−$16.8K −$6.74/SF
NOI
$50.5K $20.21/SF
Area
Alameda County, CA
Vacancy
25.40%
Lease Rate
$36.12 /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%
$1,010,460
Cap Rate 7%
$721,757
Cap Rate 9%
$561,367
Alternative Uses
Best Use
Office B
$721.8K
$631.5K – $842.1K
NOI $50,523 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$11.40M
$9.97M – $13.30M
NOI $797,816 @ 7.0% cap · market cap 44.32%
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
1,785
Businesses Nearby
Explore this area
Business Placement
Demographics for 94550, CA
49,959
Population
18,390
Households
2.7
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
272.0 sq mi
ZIP Area
184
Density / Sq Mi
$177,218
Median Household Income
$88,646
Median Earnings
$2,681
Median Rent
$1,146,700
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 building - Commercial office building with full handicap access and a 600 SF office/cottage configuration.
Where is this office building located?
The property is located at 291 Mcleod St Livermore, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 1,900± SF commercial office building; Includes a 600± SF office/cottage configuration; Located in the heart of downtown Livermore
