Divisible Office-Industrial
For Sale
Contact for pricing
3875 Atherton Rd, Rocklin, CA 95765
Single-story building with fully improved interiors, offering divisibility down to approximately 2,500 SF.
Property Size11,078 SF
Price / SF$306.91
Days on Market390
Property Features for 3875 Atherton Rd
General Information
Standard status
Active
Size
11,078 SF
Property subtype
FLEX_R_AND_D
Building Details
Stories
1
Listing Agency:
Gallelli Real Estate
(916) 772-1700
Listed By:
Robb Osborne · License #01398696
(916) 770-9151
Source:
Moodyscre
Added: Aug 19, 2025
Changed: Sep 11
Last Checked: Sep 12 at 7:08AM
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 for sale within a single-story building. The property is ±19,001 SF and is divisible to approximately ±2,500 SF, with a functional layout and nicely designed interiors.
The building is located near the intersection of Atherton Road and Sunset Blvd. The offering is described as allowing a variety of industrial or office uses.
The configuration supports occupancy across smaller increments, while maintaining a turnkey, interior-finished nature suitable for office- and light industrial-oriented users.
The building is located near the intersection of Atherton Road and Sunset Blvd. The offering is described as allowing a variety of industrial or office uses.
The configuration supports occupancy across smaller increments, while maintaining a turnkey, interior-finished nature suitable for office- and light industrial-oriented users.
Key Highlights
- Fully improved single‑story office condos for sale
- Approximately 19,001 SF building, divisible to approximately 2,500 SF
- Functional layout with nicely designed interiors
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
$136,426
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
4.01%
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%
$2,728,520
$2.7M
Cap Rate 7%
$1,948,943
$1.9M
Cap Rate 9%
$1,515,844
$1.5M
Market Conditions
NOI Build-Up for 11,078 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
$204.7K $18.48/SF
− Vacancy
−$9.8K −$0.89/SF
EGI
$194.9K $17.59/SF
− OpEx
−$58.5K −$5.28/SF
NOI
$136.4K $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%
$2,728,520
Cap Rate 7%
$1,948,943
Cap Rate 9%
$1,515,844
Alternative Uses
Best Use
Industrial
$1.95M
$1.71M – $2.27M
NOI $136,426 @ 7.0% cap · market cap 4.01%
Second Best
Flex RnD
$928.3K
$812.2K – $1.08M
NOI $64,979 @ 7.0% cap · market cap 1.91%
Theoretical Best
Office A
$4.29M
$3.75M – $5.00M
NOI $300,204 @ 7.0% cap · market cap 8.83%
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
827
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 95765, CA
43,120
Population
15,147
Households
2.8
Avg Household Size
38
Median Age
52%
College-Educated
97%
High-School Grad
12.5 sq mi
ZIP Area
3,450
Density / Sq Mi
$130,691
Median Household Income
$68,196
Median Earnings
$2,270
Median Rent
$699,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Single-story building with fully improved interiors, offering divisibility down to approximately 2,500 SF.
Where is this flex space 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: Fully improved single‑story office condos for sale; Approximately 19,001 SF building, divisible to approximately 2,500 SF; Functional layout with nicely designed interiors
