End-Unit Medical Office
New
For Sale
$795,000
3434 Villa Lane, Napa, CA 94558
Commercial Sale, Napa, CA
Property Size1,350 SF
Lot Size0.01 Acres
Price / SF$588.89
Days on Market2
Property Features for 3434 Villa Lane
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
Trancas to North on Villa Lane, office building on right adjacent to the Wellness Center.
Subdivision
Napa
Standard status
Active
APN
038490009000
Lot size
0.01 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
skylights
separate entrance
Building Details
Floors in Building
1
Listing Agency:
Coldwell Banker Brokers of the Valley · Coldwell Banker Real Estate
(707) 258-5200
Listed By:
Suzy Anderson · License #00827232
(707) 494-0333
Added: Aug 28
Last Checked: Aug 29 at 12:06PM
MLS# 326073519
Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This third-floor end-unit medical office suite includes a waiting area, reception office, three exam rooms, two additional offices, storage, a kitchenette, and a restroom. Skylights and updated interior finishes contribute to the suite’s condition, while a separate entry serves the private office area. Central heating and central air conditioning support year-round operation, and elevator service provides building access.
The office is adjacent to Queen of the Valley at 3434 Villa Lane in Napa. Public water and public sewer serve the property.
The office is adjacent to Queen of the Valley at 3434 Villa Lane in Napa. Public water and public sewer serve the property.
Key Highlights
- Three exam rooms plus two additional offices
- Waiting area, reception office, storage, kitchenette, and restroom
- Third‑floor end unit with elevator service
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
$27,675
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
3.48%
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%
$553,500
$553.5K
Cap Rate 7%
$395,357
$395.4K
Cap Rate 9%
$307,500
$307.5K
Market Conditions
NOI Build-Up for 1,350 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
$51.8K $38.40/SF
− Vacancy
−$14.9K −$11.07/SF
EGI
$36.9K $27.33/SF
− OpEx
−$9.2K −$6.83/SF
NOI
$27.7K $20.50/SF
Area
Napa County, CA
Vacancy
28.82%
Lease Rate
$38.40 /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%
$553,500
Cap Rate 7%
$395,357
Cap Rate 9%
$307,500
Alternative Uses
Best Use
Office B
$395.4K
$345.9K – $461.3K
NOI $27,675 @ 7.0% cap · market cap 3.48%
Second Best
Healthcare Medical
$181.9K
$159.1K – $212.2K
NOI $12,730 @ 7.0% cap · market cap 1.60%
Theoretical Best
Specialty Retail
$2.72M
$2.38M – $3.18M
NOI $190,697 @ 7.0% cap · market cap 23.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,776
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94558, CA
65,473
Population
27,402
Households
2.4
Avg Household Size
44
Median Age
38%
College-Educated
85%
High-School Grad
399.9 sq mi
ZIP Area
164
Density / Sq Mi
$109,444
Median Household Income
$51,955
Median Earnings
$2,248
Median Rent
$855,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- California Pet Hospital — 3131 California Blvd, Napa, CA 94558
- Petco Vaccination Clinic — 3284 Jefferson St, Napa, CA 94558
- VIP Petcare Wellness Center — 3916 Bel Aire Plaza, Napa, CA 94558
Frequently Asked Questions
What type of property is this?
Medical Office Space - Updated medical suite with multiple exam rooms and a separate entrance for private office use.
Where is this medical office space located?
The property is located at 3434 Villa Lane Napa, CA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Three exam rooms plus two additional offices; Waiting area, reception office, storage, kitchenette, and restroom; Third‑floor end unit with elevator service
