Mountain View Office
For Sale
$1,100,000
465 Whisman Road, Mountain View, CA 94043
Vacant office condo in the heart of Silicon Valley.
Property Size1,118 SF
Price / SF$983.90
Days on Market205
Property Features for 465 Whisman Road
General Information
Standard status
Active
Size
1,118 SF
Property subtype
Commercial
Amenities
Central air
Common Garage
Central Air Cooling
Central Forced Air Heating
Flat/Low Pitch Roof
Wheelchair Access
Building Details
Year Built
2006
Listing Agency:
MARCUS & MILLICHAP
(650) 391-1700
Listed By:
JOSHUA JOHNSON · License #01930127
Source:
Corcoran
Added: Jan 29
Changed: Aug 16
Last Checked: Aug 21 at 7:57AM
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 MARCUS & MILLICHAP
Investment Insights
Based on property information with market context.
This vacant office condo is located in The Vineyard, in the heart of Silicon Valley. The current build-out features an open office layout with a kitchenette and one ADA-compliant restroom. The property is surrounded by office campuses occupied by major tech companies, including Google, Samsung, Symantec, LinkedIn, and Apple. Downtown Mountain View is located approximately 10 minutes away. The property offers convenient access to Highway 101, Highway 85, and Highway 237. With a size of 1118 square feet, this location is suitable for a start-up or small business.
Key Highlights
- Prime Silicon Valley location surrounded by major tech companies.
- Easy access to Highways 101, 85, and 237.
- Vacant office condo ready for immediate occupancy.
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
$39,330
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
3.58%
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%
$786,600
$786.6K
Cap Rate 7%
$561,857
$561.9K
Cap Rate 9%
$437,000
$437.0K
Market Conditions
NOI Build-Up for 1,118 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
$62.7K $56.04/SF
− Vacancy
−$10.2K −$9.13/SF
EGI
$52.4K $46.91/SF
− OpEx
−$13.1K −$11.73/SF
NOI
$39.3K $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%
$786,600
Cap Rate 7%
$561,857
Cap Rate 9%
$437,000
Alternative Uses
Best Use
Office B
$561.9K
$491.6K – $655.5K
NOI $39,330 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$675.0K
$590.6K – $787.5K
NOI $47,247 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 94043, CA
31,414
Population
14,756
Households
2.1
Avg Household Size
36
Median Age
71%
College-Educated
94%
High-School Grad
8.5 sq mi
ZIP Area
3,696
Density / Sq Mi
$180,781
Median Household Income
$113,861
Median Earnings
$2,965
Median Rent
$1,647,500
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 - Vacant office condo in the heart of Silicon Valley.
Where is this office units located?
The property is located at 465 Whisman Road Mountain View, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Prime Silicon Valley location surrounded by major tech companies.; Easy access to Highways 101, 85, and 237.; Vacant office condo ready for immediate occupancy.
