Improved Office Condos For
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3875 Atherton Rd, Rocklin, CA
Office condos for sale in a desirable Rocklin location.
Property Size19,001 SF
Lot Size0.59 Acres
Price / SF$178.94
Days on Market359
Property Features for 3875 Atherton Rd
General Information
Standard status
Active
Size
19,001 SF
Lot size
0.59 Acres
Property subtype
FLEX_R_AND_D
Listing Agency:
Gallelli Real Estate
(916) 770-9151
Listed By:
Robb Osborne · License #01398696
(916) 770-9151
Source:
Moodyscre
Added: Aug 19, 2025
Changed: Aug 8
Last Checked: Aug 11 at 2:36PM
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 Gallelli Real Estate
Investment Insights
Based on property information with market context.
Fully improved office condos are available for sale in a single-story building with a total area of approximately 19,001 square feet. The building is divisible to approximately 2,500 square feet. The property is located near the intersection of Atherton Road and Sunset Boulevard in a highly desirable Rocklin location. The functional layout and nicely designed interiors accommodate a variety of industrial or office uses.
Key Highlights
- Highly desirable Rocklin location
- Fully improved office condos for sale
- Variety of industrial or office uses allowable
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
$233,999
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
6.88%
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%
$4,679,980
$4.7M
Cap Rate 7%
$3,342,843
$3.3M
Cap Rate 9%
$2,599,989
$2.6M
Market Conditions
NOI Build-Up for 19,001 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
$351.1K $18.48/SF
− Vacancy
−$16.9K −$0.89/SF
EGI
$334.3K $17.59/SF
− OpEx
−$100.3K −$5.28/SF
NOI
$234.0K $12.32/SF
Area
Placer County, CA
Vacancy
4.80%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
30.00%
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%
$4,679,980
Cap Rate 7%
$3,342,843
Cap Rate 9%
$2,599,989
Alternative Uses
Best Use
Office B
$6.20M
$5.43M – $7.24M
NOI $434,308 @ 7.0% cap · market cap 12.77%
Second Best
Industrial
$3.34M
$2.92M – $3.90M
NOI $233,999 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$7.36M
$6.44M – $8.58M
NOI $514,909 @ 7.0% cap · market cap 15.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
824
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office condos for sale in a desirable Rocklin location.
Where is this office units located?
The property is located at 3875 Atherton Rd Rocklin, CA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Highly desirable Rocklin location; Fully improved office condos for sale; Variety of industrial or office uses allowable
