Medical Office TIC
For Sale
Contact for pricing
3435 VALLE VERDE DR, Napa, CA 94558
OM (Medical Office) zoning supports medical, dental, laboratory, pharmacy, and related healthcare uses.
Property Size3,690 SF
Price / SF$588.17
Days on Market9
Property Features for 3435 VALLE VERDE DR
General Information
Standard status
Active
Size
3,690 SF
Class
C
Total Parking Spaces
25
Property subtype
Office
Zoning
OM(Medical Office)
Building Details
Year Built
1974
Year Renovated
2019
Buildings
1
Stories
2
Units
2
Listing Agency:
W Real Estate
Listed By:
Nicholas Davino · License #02319959
Source:
Crexi
Added: Aug 14
Changed: Aug 18
Last Checked: Aug 19 at 10:14PM
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 W Real Estate
Investment Insights
Based on property information with market context.
This offering conveys an undivided 75% tenant-in-common interest in a medical office property at 3435 Valle Verde Drive. The areas identified as Suite B and Suite C are vacant, totaling approximately 3,690 square feet; Suite B contains approximately 2,475 square feet, while Suite C contains approximately 1,215 square feet and is configured as a surgery center. The building was completed in 1974.
The property is adjacent to Queen of the Valley Medical Center and is zoned OM (Medical Office) by the City of Napa. The zoning supports medical and dental offices, medical laboratories, pharmacies, and related healthcare uses. Any occupancy, leasing, financing, alterations, or other use is subject to the existing Tenant-in-Common Agreement, applicable approvals, and the rights of the remaining co-owner.
The property is adjacent to Queen of the Valley Medical Center and is zoned OM (Medical Office) by the City of Napa. The zoning supports medical and dental offices, medical laboratories, pharmacies, and related healthcare uses. Any occupancy, leasing, financing, alterations, or other use is subject to the existing Tenant-in-Common Agreement, applicable approvals, and the rights of the remaining co-owner.
Key Highlights
- Undivided 75% tenant‑in‑common ownership interest
- Approximately 3,690 square feet identified across vacant Suites B and C
- Suite B contains approximately 2,475 square feet
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
$75,644
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
3.49%
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%
$1,512,880
$1.5M
Cap Rate 7%
$1,080,629
$1.1M
Cap Rate 9%
$840,489
$840.5K
Market Conditions
NOI Build-Up for 3,690 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
$141.7K $38.40/SF
− Vacancy
−$40.8K −$11.07/SF
EGI
$100.9K $27.33/SF
− OpEx
−$25.2K −$6.83/SF
NOI
$75.6K $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%
$1,512,880
Cap Rate 7%
$1,080,629
Cap Rate 9%
$840,489
Alternative Uses
Best Use
Office B
$1.08M
$945.6K – $1.26M
NOI $75,644 @ 7.0% cap · market cap 3.49%
Second Best
Healthcare Medical
$497.1K
$435.0K – $579.9K
NOI $34,796 @ 7.0% cap · market cap 1.60%
Theoretical Best
Specialty Retail
$7.45M
$6.52M – $8.69M
NOI $521,237 @ 7.0% cap · market cap 24.02%
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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Frequently Asked Questions
What type of property is this?
Medical Office Space - OM (Medical Office) zoning supports medical, dental, laboratory, pharmacy, and related healthcare uses.
Where is this medical office space located?
The property is located at 3435 VALLE VERDE DR Napa, CA.
What is the asking price?
The asking price for this property is $2,170,350.
What are key features of this property?
This property features: Undivided 75% tenant‑in‑common ownership interest; Approximately 3,690 square feet identified across vacant Suites B and C; Suite B contains approximately 2,475 square feet
