Downtown Vacaville Office
For Sale
Contact for pricing
425 Merchant St, Vacaville, CA 95688
5,853 SF office building in downtown Vacaville for sale.
Property Size5,853 SF
Price / SF$307.53
Days on Market190
Property Features for 425 Merchant St
General Information
Standard status
Active
Size
5,853 SF
Class
B
Total Parking Spaces
12
Property subtype
Office
Zoning
Downtown Core
Occupancy
35%
Lease Type
Gross
Investment Type
Owner/User
Building Details
Year Built
1991
Buildings
1
Stories
2
Units
3
Tenancy
Single
Listing Agency:
McGuire Real Estate
(707) 448-1158
Listed By:
Mark McGuire · License #01902240
Source:
Crexi
Added: Feb 4
Changed: Aug 8
Last Checked: Aug 12 at 9:46AM
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 McGuire Real Estate
Investment Insights
Based on property information with market context.
This prominent 5,853 square foot office building is located in downtown Vacaville. The property is available for sale, for lease, or lease/option, with seller financing available. Currently configured as three units, the space can be easily converted into a single-occupant space or further subdivided. The upstairs unit offers 3,832 square feet, suitable for professional services, and features a conference room, a main office with views, and a light-filled bullpen. Both floors include reception areas, ADA-compliant bathrooms, break rooms, private offices, and conference rooms. Key features of the property include covered parking, visible signage, and high vehicle exposure. The property is located in close proximity to downtown restaurants and offers convenient access to I-80.
Key Highlights
- High‑visibility location with prominent signage and high vehicle exposure.
- Large 5,853 sq ft building suitable for single or multi‑tenant occupancy with flexible floor plan.
- Seller financing available, offering flexible acquisition options.
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
$89,551
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
4.98%
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%
$1,791,020
$1.8M
Cap Rate 7%
$1,279,300
$1.3M
Cap Rate 9%
$995,011
$995.0K
Market Conditions
NOI Build-Up for 5,853 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
$140.5K $24.00/SF
− Vacancy
−$21.1K −$3.60/SF
EGI
$119.4K $20.40/SF
− OpEx
−$29.9K −$5.10/SF
NOI
$89.6K $15.30/SF
Area
Vacaville, CA
Vacancy
15.00%
Lease Rate
$24.00 /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%
$1,791,020
Cap Rate 7%
$1,279,300
Cap Rate 9%
$995,011
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,551 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,665 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,058
Businesses Nearby
Explore this area
Business Placement
Demographics for 95688, CA
39,571
Population
14,876
Households
2.7
Avg Household Size
39
Median Age
34%
College-Educated
94%
High-School Grad
92.0 sq mi
ZIP Area
430
Density / Sq Mi
$115,791
Median Household Income
$58,468
Median Earnings
$2,063
Median Rent
$657,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - 5,853 SF office building in downtown Vacaville for sale.
Where is this office building located?
The property is located at 425 Merchant St Vacaville, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: High‑visibility location with prominent signage and high vehicle exposure.; Large 5,853 sq ft building suitable for single or multi‑tenant occupancy with flexible floor plan.; Seller financing available, offering flexible acquisition options.
