Flex Property with Secured
For Sale
$2,500,000
5560 Boscell, Fremont, CA 94538
Office and warehouse improvements combine with a gated outdoor storage yard and access to major regional routes.
Property Size3,304 SF
Lot Size0.60 Acres
Price / SF$756.66
Days on Market139
Property Features for 5560 Boscell
General Information
Standard status
Active
Size
3,304 SF
Lot size
0.60 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
2,554 SF
Office Build-Out
1,094 SF
Amenities
updated lobby
remodeled restroom
kitchenette
Building Details
Year Built
1986
Listing Agency:
VANGUARD PROPERTIES
3217000
Listed By:
DIMITRI RIGOPOULOS · License #01401522
Source:
Corcoran
Added: Apr 14
Changed: Aug 29
Last Checked: Aug 29 at 4:48PM
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 VANGUARD PROPERTIES
Investment Insights
Based on property information with market context.
This flex property at 5560 Boscell includes a 1,094-square-foot office suite and an adjacent 2,554-square-foot warehouse, totaling 3,304 square feet of improvements. The office area features an updated lobby and office, remodeled restroom, and kitchenette. The warehouse offers high ceilings and natural light, while a secured, gated rear yard adds functional outdoor storage. The property occupies 0.60 acres and was built in 1986.
Access to I-880, I-680, and Auto Mall Parkway connects the site with Fremont, Silicon Valley, and the greater Bay Area. The combination of office space, warehouse capacity, and controlled yard area supports a range of flex-oriented commercial operations.
Access to I-880, I-680, and Auto Mall Parkway connects the site with Fremont, Silicon Valley, and the greater Bay Area. The combination of office space, warehouse capacity, and controlled yard area supports a range of flex-oriented commercial operations.
Key Highlights
- 3,304 SF of total improvements, including 1,094 SF office and 2,554 SF warehouse
- 0.60‑acre property with secured, gated rear yard
- Warehouse features high ceilings and natural light
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
$120,869
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
4.83%
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%
$2,417,380
$2.4M
Cap Rate 7%
$1,726,700
$1.7M
Cap Rate 9%
$1,342,989
$1.3M
Market Conditions
NOI Build-Up for 3,304 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
$186.7K $56.52/SF
− Vacancy
−$25.6K −$7.74/SF
EGI
$161.2K $48.78/SF
− OpEx
−$40.3K −$12.19/SF
NOI
$120.9K $36.58/SF
Area
Fremont, CA
Vacancy
13.70%
Lease Rate
$56.52 /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%
$2,417,380
Cap Rate 7%
$1,726,700
Cap Rate 9%
$1,342,989
Alternative Uses
Best Use
Office B
$1.73M
$1.51M – $2.01M
NOI $120,869 @ 7.0% cap · market cap 4.83%
Second Best
Industrial
$754.3K
$660.0K – $880.0K
NOI $52,800 @ 7.0% cap · market cap 2.11%
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,161 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
925
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94538, CA
66,424
Population
24,429
Households
2.7
Avg Household Size
36
Median Age
53%
College-Educated
90%
High-School Grad
16.5 sq mi
ZIP Area
4,026
Density / Sq Mi
$144,451
Median Household Income
$76,827
Median Earnings
$2,860
Median Rent
$1,104,800
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?
Flex space - Office and warehouse improvements combine with a gated outdoor storage yard and access to major regional routes.
Where is this flex space located?
The property is located at 5560 Boscell Fremont, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 3,304 SF of total improvements, including 1,094 SF office and 2,554 SF warehouse; 0.60‑acre property with secured, gated rear yard; Warehouse features high ceilings and natural light
