Two-Story Flex Space with Office and
For Sale
Contact for pricing
415 Boulder Ct, Pleasanton, CA 94566
Flex space featuring a two-story office setup with warehouse space and a 3.4/1,000 parking ratio.
Property Size6,070 SF
Price / SF$450
Days on Market246
Property Features for 415 Boulder Ct
General Information
Standard status
Active
Size
6,070 SF
Property subtype
INDUSTRIAL
Building Details
Stories
2
Listing Agency:
Kidder Mathews | Pleasanton
(925) 905-1100
Listed By:
Jason R. Allen, CCIM · License #1438182
(925) 216-2682
Source:
Moodyscre
Added: Jan 14
Changed: Sep 8
Last Checked: Sep 16 at 8:37PM
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 Kidder Mathews | Pleasanton
Investment Insights
Based on property information with market context.
This flex space combines office and warehouse functionality, with a two-story office area integrated with warehouse space. The property size is 6,070 SF.
The parking ratio is listed as 3.4/1,000, which may be relevant for tenant planning and operational needs.
The layout supports a workplace and storage-oriented use where office space is paired directly with warehouse functionality within the same building footprint.
The parking ratio is listed as 3.4/1,000, which may be relevant for tenant planning and operational needs.
The layout supports a workplace and storage-oriented use where office space is paired directly with warehouse functionality within the same building footprint.
Key Highlights
- 6,070 SF flex space combining office and warehouse space
- Two‑story office area with warehouse space
- Parking ratio listed as 3.4/1,000
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
$92,623
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
3.39%
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%
$1,852,460
$1.9M
Cap Rate 7%
$1,323,186
$1.3M
Cap Rate 9%
$1,029,144
$1.0M
Market Conditions
NOI Build-Up for 6,070 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
$116.5K $19.20/SF
− Vacancy
−$7.6K −$1.25/SF
EGI
$109.0K $17.95/SF
− OpEx
−$16.3K −$2.69/SF
NOI
$92.6K $15.26/SF
Area
Alameda County, CA
Vacancy
6.50%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
15.00%
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%
$1,852,460
Cap Rate 7%
$1,323,186
Cap Rate 9%
$1,029,144
Alternative Uses
Best Use
Warehouse
$1.32M
$1.16M – $1.54M
NOI $92,623 @ 7.0% cap · market cap 3.39%
Second Best
Flex RnD
$1.22M
$1.07M – $1.42M
NOI $85,223 @ 7.0% cap · market cap 3.12%
Theoretical Best
Retail
$27.67M
$24.21M – $32.28M
NOI $1,937,098 @ 7.0% cap · market cap 70.92%
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
1,426
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94566, CA
45,055
Population
16,698
Households
2.7
Avg Household Size
43
Median Age
67%
College-Educated
95%
High-School Grad
20.3 sq mi
ZIP Area
2,219
Density / Sq Mi
$187,721
Median Household Income
$104,642
Median Earnings
$2,639
Median Rent
$1,592,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space featuring a two-story office setup with warehouse space and a 3.4/1,000 parking ratio.
Where is this flex space located?
The property is located at 415 Boulder Ct Pleasanton, CA.
What is the asking price?
The asking price for this property is $2,731,500.
What are key features of this property?
This property features: 6,070 SF flex space combining office and warehouse space; Two‑story office area with warehouse space; Parking ratio listed as 3.4/1,000
