Two-Story Flex Industrial
For Sale
Contact for pricing
3161-3197 Independence Dr, Livermore, CA 94551
Corner unit features large windows, office space on two floors, and a high-ceiling warehouse with a rollup truck door.
Property Size3,067 SF
Price / SF$456.47
Days on Market400
Property Features for 3161-3197 Independence Dr
General Information
Standard status
Active
Size
3,067 SF
Property subtype
INDUSTRIAL
Listing Agency:
Lee & Associates | East Bay
(925) 460-6200
Listed By:
Mike Smith · License #00837386
(925) 200-9234
Source:
Moodyscre
Added: Aug 14, 2025
Changed: Sep 10
Last Checked: Sep 16 at 8:24PM
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 corner flex industrial unit is arranged with office space on both floors and a high-ceiling warehouse below. The first floor offers an open office plan, while the second floor includes a large, all-glass walled conference room. The warehouse component has two restrooms and a 12’ x 12’ rollup truck door, with large windows on two walls on both levels.
The property is described as having spectacular Livermore Valley views from both floors and an abundance of parking to support tenant and visitor access.
For additional flexibility, the combination of office improvements and a truck-accessible warehouse configuration is well suited to businesses that need both workplace space and warehouse/operational area in one location.
The property is described as having spectacular Livermore Valley views from both floors and an abundance of parking to support tenant and visitor access.
For additional flexibility, the combination of office improvements and a truck-accessible warehouse configuration is well suited to businesses that need both workplace space and warehouse/operational area in one location.
Key Highlights
- Corner unit with views of the Livermore Valley on both floors
- Large windows on two walls on both floors
- Two‑floor office setup with open office plan on the first floor
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
$61,981
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
4.43%
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%
$1,239,620
$1.2M
Cap Rate 7%
$885,443
$885.4K
Cap Rate 9%
$688,678
$688.7K
Market Conditions
NOI Build-Up for 3,067 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
$110.8K $36.12/SF
− Vacancy
−$28.1K −$9.17/SF
EGI
$82.6K $26.95/SF
− OpEx
−$20.7K −$6.74/SF
NOI
$62.0K $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%
$1,239,620
Cap Rate 7%
$885,443
Cap Rate 9%
$688,678
Alternative Uses
Best Use
Office B
$885.4K
$774.8K – $1.03M
NOI $61,981 @ 7.0% cap · market cap 4.43%
Second Best
Warehouse
$668.6K
$585.0K – $780.0K
NOI $46,800 @ 7.0% cap · market cap 3.34%
Theoretical Best
Retail
$13.98M
$12.23M – $16.31M
NOI $978,761 @ 7.0% cap · market cap 69.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
447
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 94551, CA
40,358
Population
14,475
Households
2.8
Avg Household Size
38
Median Age
44%
College-Educated
92%
High-School Grad
82.7 sq mi
ZIP Area
488
Density / Sq Mi
$130,705
Median Household Income
$67,591
Median Earnings
$2,589
Median Rent
$931,000
Median Home Value
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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?
Flex space - Corner unit features large windows, office space on two floors, and a high-ceiling warehouse with a rollup truck door.
Where is this flex space located?
The property is located at 3161-3197 Independence Dr Livermore, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Corner unit with views of the Livermore Valley on both floors; Large windows on two walls on both floors; Two‑floor office setup with open office plan on the first floor
