Two-Suite Medical Office
For Sale
Contact for pricing
5601 Norris Canyon Rd, San Ramon, CA 94582
Configured with exam rooms, consult rooms, and waiting areas near San Ramon Regional Medical Center.
Property Size30,000 SF
Price / SF$291.72
Days on Market868
Property Features for 5601 Norris Canyon Rd
General Information
Standard status
Active
Size
30,000 SF
Property subtype
OFFICE
Additional Details
Office Units
2
Building Details
Building Size
30,000 SF
Listing Agency:
Newmark | Walnut Creek
(925) 974-0100
Listed By:
Rick T. Steffens · License #00466002
(925) 974-0110
Source:
Moodyscre
Added: May 2, 2024
Changed: Sep 15
Last Checked: Sep 15 at 9:09AM
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 Newmark | Walnut Creek
Investment Insights
Based on property information with market context.
This 857-square-foot medical office property comprises two condo suites within a 30,000-square-foot medical building at 5601 Norris Canyon Rd in San Ramon. The suites are configured with appropriately sized exam rooms, consult rooms, and waiting areas, providing a purpose-built layout for medical office operations.
The property is steps away from San Ramon Regional Medical Center, a 123-bed acute care hospital, and the Outpatient Surgery Center. The units are subject to an unsubordinated ground lease extending through 2087. Buyer approval by the Ground Lessor is required, and all buyers must be on staff at San Ramon Regional Medical Center.
The property is steps away from San Ramon Regional Medical Center, a 123-bed acute care hospital, and the Outpatient Surgery Center. The units are subject to an unsubordinated ground lease extending through 2087. Buyer approval by the Ground Lessor is required, and all buyers must be on staff at San Ramon Regional Medical Center.
Key Highlights
- Two medical office condo suites totaling 857 square feet
- Located within a 30,000 SF medical building
- Steps away from San Ramon Regional Medical Center and the Outpatient Surgery Center
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
$15,495
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
6.20%
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%
$309,900
$309.9K
Cap Rate 7%
$221,357
$221.4K
Cap Rate 9%
$172,167
$172.2K
Market Conditions
NOI Build-Up for 857 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
$25.2K $29.40/SF
− Vacancy
−$4.5K −$5.29/SF
EGI
$20.7K $24.11/SF
− OpEx
−$5.2K −$6.03/SF
NOI
$15.5K $18.08/SF
Area
Contra Costa County, CA
Vacancy
18.00%
Lease Rate
$29.40 /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%
$309,900
Cap Rate 7%
$221,357
Cap Rate 9%
$172,167
Alternative Uses
Best Use
Office B
$221.4K
$193.7K – $258.3K
NOI $15,495 @ 7.0% cap · market cap 6.20%
Second Best
Healthcare Medical
$181.5K
$158.8K – $211.7K
NOI $12,703 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$323.9K
$283.5K – $377.9K
NOI $22,676 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
2,546
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94582, CA
49,311
Population
16,531
Households
3
Avg Household Size
39
Median Age
77%
College-Educated
97%
High-School Grad
13.4 sq mi
ZIP Area
3,680
Density / Sq Mi
$211,159
Median Household Income
$114,953
Median Earnings
$2,880
Median Rent
$1,543,800
Median Home Value
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured with exam rooms, consult rooms, and waiting areas near San Ramon Regional Medical Center.
Where is this medical office space located?
The property is located at 5601 Norris Canyon Rd San Ramon, CA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two medical office condo suites totaling 857 square feet; Located within a 30,000 SF medical building; Steps away from San Ramon Regional Medical Center and the Outpatient Surgery Center
