Fenced Industrial
For Sale
$3,800,000
15 Cottle Rd, San Jose, CA 95123
Light industrial parcel with an on-site office and fully fenced yard.
Property Size42,253 SF
Days on Market46
Property Features for 15 Cottle Rd
General Information
Standard status
Active
Size
42,253 SF
Property subtype
Commercial
Building Details
Building Size
42,253 SF
Year Built
1950
Listing Agency:
Matthews Real Estate Investment Services | Walnut Creek
(415) 283-0126
Listed By:
Nikta Khanbadr · License #02317154 (CA)
(415) 283-0126
Source:
Matthews
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 31 at 12:34PM
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 Matthews Real Estate Investment Services | Walnut Creek
Investment Insights
Based on property information with market context.
This industrial land property includes an approximately 1,854 SF office building on an approximately 42,253 SF lot, or 0.97 acres. The site has light industrial zoning and a fully fenced yard, with the existing building dating to 1950. The zoning supports low-impact industrial and outdoor service uses, including contractor yards, fleet and equipment storage, and service industrial operations, subject to buyer verification.
The property is approximately 0.5 miles from Highway 101 and less than 1 mile from Highway 85, with Blossom Hill Caltrain Station approximately 0.5 miles away. Blossom Hill Road carries approximately 32,000 VPD, while Monterey Road carries approximately 19,000 VPD. The surrounding retail corridor includes Target, Lowe’s, Costco, and other major national tenants. Western Digital’s campus and additional Silicon Valley office and R&D employment centers are also nearby.
The property is approximately 0.5 miles from Highway 101 and less than 1 mile from Highway 85, with Blossom Hill Caltrain Station approximately 0.5 miles away. Blossom Hill Road carries approximately 32,000 VPD, while Monterey Road carries approximately 19,000 VPD. The surrounding retail corridor includes Target, Lowe’s, Costco, and other major national tenants. Western Digital’s campus and additional Silicon Valley office and R&D employment centers are also nearby.
Key Highlights
- Approximately 42,253 SF lot spanning approximately 0.97 acres
- Approximately 1,854 SF office building constructed in 1950
- Fully fenced yard with light industrial zoning
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
$108,474
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
2.85%
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%
$2,169,480
$2.2M
Cap Rate 7%
$1,549,629
$1.5M
Cap Rate 9%
$1,205,267
$1.2M
Market Conditions
NOI Build-Up for 42,253 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
$177.5K $4.20/SF
− Vacancy
−$32.8K −$0.78/SF
EGI
$144.6K $3.42/SF
− OpEx
−$36.2K −$0.86/SF
NOI
$108.5K $2.57/SF
Area
ZIP 95123
Vacancy
18.50%
Lease Rate
$4.20 /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%
$2,169,480
Cap Rate 7%
$1,549,629
Cap Rate 9%
$1,205,267
Alternative Uses
Best Use
Office B
$1.55M
$1.36M – $1.81M
NOI $108,474 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$13.46M
$11.77M – $15.70M
NOI $941,915 @ 7.0% cap · market cap 24.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
615
Businesses Nearby
Explore this area
Business Placement
Demographics for 95123, CA
70,040
Population
25,023
Households
2.8
Avg Household Size
38
Median Age
45%
College-Educated
91%
High-School Grad
7.8 sq mi
ZIP Area
8,979
Density / Sq Mi
$136,364
Median Household Income
$64,536
Median Earnings
$2,953
Median Rent
$1,108,100
Median Home Value
Market
Vacancy Rate% for Office in San Jose, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial land - Light industrial parcel with an on-site office and fully fenced yard.
Where is this industrial land located?
The property is located at 15 Cottle Rd San Jose, CA.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: Approximately 42,253 SF lot spanning approximately 0.97 acres; Approximately 1,854 SF office building constructed in 1950; Fully fenced yard with light industrial zoning
