New Construction Mixed-Use
For Sale
Contact for pricing
Pending
4115 El Camino Real, Palo Alto, CA 94306
New construction mixed-use condos available for bulk purchase.
Property Size31,459 SF
Days on Market171
Property Features for 4115 El Camino Real
General Information
Standard status
Pending
Size
31,459 SF
Total Parking Spaces
45
Property subtype
Retail, Office, Mixed Use
Zoning
CN - Neighborhood Commercial
Building Details
Year Built
2025
Buildings
11
Listing Agency:
Compass Commercial
(650) 274-5227
Listed By:
Bryan Danforth · License #CA 01789680
Source:
Crexi
Added: Feb 21
Changed: Aug 8
Last Checked: Aug 10 at 12:48PM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This offering presents an opportunity to purchase new construction mixed-use condominium units. The property, totaling 31459 square feet, allows for flexible acquisition strategies. Buyers can purchase a single suite, combine multiple units, or acquire the entire building. The location is 4115 El Camino Real, Palo Alto, CA 94306.
Key Highlights
- New construction (2025)
- Mixed‑use condos
- Bulk sale opportunity
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
$1,106,700
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
5.86%
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%
$22,134,000
$22.1M
Cap Rate 7%
$15,810,000
$15.8M
Cap Rate 9%
$12,296,667
$12.3M
Market Conditions
NOI Build-Up for 31,459 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
$1.76M $56.04/SF
− Vacancy
−$287.4K −$9.13/SF
EGI
$1.48M $46.91/SF
− OpEx
−$368.9K −$11.73/SF
NOI
$1.11M $35.18/SF
Area
Santa Clara County, CA
Vacancy
16.30%
Lease Rate
$56.04 /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%
$22,134,000
Cap Rate 7%
$15,810,000
Cap Rate 9%
$12,296,667
Alternative Uses
Best Use
Office B
$15.81M
$13.83M – $18.45M
NOI $1,106,700 @ 7.0% cap · market cap 5.86%
Second Best
Retail
$12.14M
$10.62M – $14.16M
NOI $849,755 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$18.99M
$16.62M – $22.16M
NOI $1,329,460 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
985
Businesses Nearby
Explore this area
Business Placement
Demographics for 94306, CA
28,659
Population
11,853
Households
2.4
Avg Household Size
41
Median Age
81%
College-Educated
96%
High-School Grad
4.1 sq mi
ZIP Area
6,990
Density / Sq Mi
$186,479
Median Household Income
$112,500
Median Earnings
$2,927
Median Rent
$2,000,001
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?
Mixed-use property - New construction mixed-use condos available for bulk purchase.
Where is this mixed-use property located?
The property is located at 4115 El Camino Real Palo Alto, CA.
What is the asking price?
The asking price for this property is $18,880,000.
What are key features of this property?
This property features: New construction (2025); Mixed‑use condos; Bulk sale opportunity
