Two-Story Office
For Sale
$670,000
435 Boulder Ct. Ste. 500, Pleasanton, CA 94566
Commercial Sale, Pleasanton, CA
Property Size1,798 SF
Lot Size0.04 Acres
Price / SF$372.64
Days on Market489
Property Features for 435 Boulder Ct. Ste. 500
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
comm
Parking features
Open
Security features
Security System
Subdivision
PLEASANTON
Lot features
Corner Lot, Business District, Industrial District, Commercial
Standard status
Active
APN
9464547308
Size
1,798 SF
Lot size
0.04 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2009
Floors in Building
2
Flooring type
Linoleum, Concrete, Carpet - Full
Building materials
Stucco
Roof type
Composition
Listing Agency:
Keller Williams · Keller Williams Realty
(925) 634-0033
Listed By:
Laura Franke
(925) 550-5283
Added: Apr 25, 2025
Changed: Aug 25
Last Checked: Aug 26 at 3:06PM
MLS# 41095016
Copyright © 2026 bridgeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,798-square-foot office unit occupies two stories and was built in 2009. The layout includes three private offices, a conference room, open workspace with reception, additional collaborative space, a kitchenette, and a private restroom. Natural light, central air, forced-air heating, and a combination of linoleum, concrete, and full carpet flooring support a functional professional setting. The space can be reconfigured as needs change.
Located at 435 Boulder Ct. Ste. 500 in Pleasanton, the corner unit is part of Vision West Centre and includes open parking. The property is zoned comm and features stucco construction with a composition roof.
Located at 435 Boulder Ct. Ste. 500 in Pleasanton, the corner unit is part of Vision West Centre and includes open parking. The property is zoned comm and features stucco construction with a composition roof.
Key Highlights
- 1,798‑square‑foot office unit arranged across two stories
- Three private offices plus a conference room
- Open workspace, reception area, and additional collaborative space
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
$36,336
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
5.42%
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%
$726,720
$726.7K
Cap Rate 7%
$519,086
$519.1K
Cap Rate 9%
$403,733
$403.7K
Market Conditions
NOI Build-Up for 1,798 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
$64.9K $36.12/SF
− Vacancy
−$16.5K −$9.17/SF
EGI
$48.4K $26.95/SF
− OpEx
−$12.1K −$6.74/SF
NOI
$36.3K $20.21/SF
Area
Alameda County, CA
Vacancy
25.40%
Lease Rate
$36.12 /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%
$726,720
Cap Rate 7%
$519,086
Cap Rate 9%
$403,733
Alternative Uses
Best Use
Office B
$519.1K
$454.2K – $605.6K
NOI $36,336 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$8.20M
$7.17M – $9.56M
NOI $573,789 @ 7.0% cap · market cap 85.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,166
Businesses Nearby
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible professional suite with private offices, collaborative areas, and a kitchenette.
Where is this office units located?
The property is located at 435 Boulder Ct. Ste. 500 Pleasanton, CA.
What is the asking price?
The asking price for this property is $670,000.
What are key features of this property?
This property features: 1,798‑square‑foot office unit arranged across two stories; Three private offices plus a conference room; Open workspace, reception area, and additional collaborative space
