Two-Story Corner Office
For Sale
$670,000
435 Boulder Ct. Ste. 500, Pleasanton, CA 94566
Flexible suite combines meeting space, private offices, kitchenette, and restroom.
Property Size1,798 SF
Price / SF$372.64
Days on Market490
Property Features for 435 Boulder Ct. Ste. 500
General Information
Standard status
Active
Size
1,798 SF
Zoning
comm
Amenities
Central Air
Forced Air
Open
Building Details
Building Size
1,798 SF
Year Built
2009
Stories
2
Listing Agency:
(925) 550-5283
Listed By:
Laura Franke
(925) 550-5283
Source:
Evrealestate
Added: Apr 28, 2025
Changed: Aug 29
Last Checked: Apr 12 at 12:54AM
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 Laura Franke
Investment Insights
Based on property information with market context.
Suite 500 at Vision West Centre is a two-story office unit with 1,800 square feet of interior space. The layout includes conference rooms, multiple offices, a kitchenette, and a bathroom. Interior partitions can be changed or rearranged to accommodate different workspace configurations.
The property is located at 435 Boulder Ct. in Pleasanton, California. This corner unit was built in 2009 and includes seven parking spaces. Its office-oriented layout and existing support areas provide a functional starting point for an owner-user or business operation.
The property is located at 435 Boulder Ct. in Pleasanton, California. This corner unit was built in 2009 and includes seven parking spaces. Its office-oriented layout and existing support areas provide a functional starting point for an owner-user or business operation.
Key Highlights
- 1,800‑square‑foot two‑story office unit
- Corner location at Vision West Centre
- Conference rooms and multiple offices
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
$36,410
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
5.43%
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%
$728,200
$728.2K
Cap Rate 7%
$520,143
$520.1K
Cap Rate 9%
$404,556
$404.6K
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
$64.7K $36.00/SF
− Vacancy
−$6.5K −$3.60/SF
EGI
$58.3K $32.40/SF
− OpEx
−$21.8K −$12.15/SF
NOI
$36.4K $20.25/SF
Area
Alameda County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$728,200
Cap Rate 7%
$520,143
Cap Rate 9%
$404,556
Alternative Uses
Best Use
Mixed Use
$520.1K
$455.1K – $606.8K
NOI $36,410 @ 7.0% cap · market cap 5.43%
Second Best
Office B
$519.1K
$454.2K – $605.6K
NOI $36,336 @ 7.0% cap · market cap 5.42%
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
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 suite combines meeting space, private offices, kitchenette, and restroom.
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: 1,800‑square‑foot two‑story office unit; Corner location at Vision West Centre; Conference rooms and multiple offices
