Two-Story Office
For Sale
$1,495,000
411 W 11th St, Tracy, CA 95376
Two floors combine private offices, open workspace, kitchen areas, restrooms, on-site parking, and building signage.
Property Size4,708 SF
Price / SF$317.54
Days on Market12
Property Features for 411 W 11th St
General Information
Standard status
Active
Size
4,708 SF
Property subtype
Commercial
Building Details
Year Built
1990
Listing Agency:
Manzanita Ventures Inc.
Listed By:
Alice L. Campbell
8143333
Source:
Sacramentoareahouses
Added: Sep 12
Changed: Sep 23
Last Checked: Sep 22 at 2:50PM
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 Manzanita Ventures Inc.
Investment Insights
Based on property information with market context.
This 4,708-square-foot office property is a freestanding two-story building with a substantial private-office layout. The lower level includes 9 private offices, a kitchen, 2 bathrooms, and a large open area, while the upper level provides 10 private offices and 2 bathrooms. Constructed in 1990, the building offers separate work areas across both floors along with on-site parking beside the entrance and available signage.
The property occupies the corner of W 11th Street and Wall Street in Tracy, California. W 11th Street serves as a major route into downtown Tracy. The site is designated General Highway Commercial (GHC), with permitted uses subject to confirmation with the City of Tracy.
The property occupies the corner of W 11th Street and Wall Street in Tracy, California. W 11th Street serves as a major route into downtown Tracy. The site is designated General Highway Commercial (GHC), with permitted uses subject to confirmation with the City of Tracy.
Key Highlights
- 4,708‑square‑foot freestanding office building
- Two‑story layout with 19 private offices
- Lower level includes 9 offices, kitchen, 2 bathrooms, and large open area
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
$53,389
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
3.57%
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%
$1,067,780
$1.1M
Cap Rate 7%
$762,700
$762.7K
Cap Rate 9%
$593,211
$593.2K
Market Conditions
NOI Build-Up for 4,708 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
$84.7K $18.00/SF
− Vacancy
−$13.6K −$2.88/SF
EGI
$71.2K $15.12/SF
− OpEx
−$17.8K −$3.78/SF
NOI
$53.4K $11.34/SF
Area
San Joaquin County, CA
Vacancy
16.00%
Lease Rate
$18.00 /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%
$1,067,780
Cap Rate 7%
$762,700
Cap Rate 9%
$593,211
Alternative Uses
Best Use
Office B
$762.7K
$667.4K – $889.8K
NOI $53,389 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$904.6K – $1.21M
NOI $72,371 @ 7.0% cap · market cap 4.84%
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
1,124
Businesses Nearby
Explore this area
Business Placement
Demographics for 95376, CA
53,781
Population
17,270
Households
3.1
Avg Household Size
36
Median Age
19%
College-Educated
80%
High-School Grad
7.6 sq mi
ZIP Area
7,076
Density / Sq Mi
$103,493
Median Household Income
$49,078
Median Earnings
$2,023
Median Rent
$588,200
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?
Office building - Two floors combine private offices, open workspace, kitchen areas, restrooms, on-site parking, and building signage.
Where is this office building located?
The property is located at 411 W 11th St Tracy, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 4,708‑square‑foot freestanding office building; Two‑story layout with 19 private offices; Lower level includes 9 offices, kitchen, 2 bathrooms, and large open area
