Two-Story Flex
New
For Sale
$3,100,000
780 East Airway Boulevard, Livermore, CA 94551
Standalone commercial property combining warehouse and office areas across two floors with a gated site.
Property Size7,102 SF
Lot Size0.88 Acres
Price / SF$436.50
Days on Market2
Property Features for 780 East Airway Boulevard
General Information
Standard status
Active
Size
7,102 SF
Lot size
0.88 Acres
Property subtype
Retail
Warehouse & Industrial
Warehouse Space
3,660 SF
Office Build-Out
2,232 SF
Drive-In Doors
1
Power
400 amps
Additional Details
Fenced Yard
Yes
Building Details
Building Size
7,102 SF
Buildings
1
Stories
2
Listing Agency:
Lee & Associates | East Bay
(401) 533-2476
Listed By:
Sean Offers, SIOR · License #CalDRE #01858116
(401) 533-2476
Source:
Lee-associates
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 10 at 9:39AM
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 Lee & Associates | East Bay
Investment Insights
Based on property information with market context.
This standalone flex building contains approximately ±7,102 SF across two stories, including approximately ±3,660 SF of warehouse area and ±2,232 SF of office space distributed between the floors. The property also includes a 16' x 16' grade-level door and approximately 400 amps of power, subject to tenant or buyer verification.
Set on approximately 0.88 acres, the fully enclosed and gated site provides a yard and parking area. The configuration may accommodate retail, showroom, warehouse, automotive, equipment repair, printing or processing, and select production uses, subject to applicable zoning and permitting requirements.
Set on approximately 0.88 acres, the fully enclosed and gated site provides a yard and parking area. The configuration may accommodate retail, showroom, warehouse, automotive, equipment repair, printing or processing, and select production uses, subject to applicable zoning and permitting requirements.
Key Highlights
- Approximately ±7,102 SF two‑story standalone flex building
- Approximately ±3,660 SF of warehouse space and ±2,232 SF of office space
- 16' x 16' grade‑level door
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
$143,525
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
4.63%
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%
$2,870,500
$2.9M
Cap Rate 7%
$2,050,357
$2.1M
Cap Rate 9%
$1,594,722
$1.6M
Market Conditions
NOI Build-Up for 7,102 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
$256.5K $36.12/SF
− Vacancy
−$65.2K −$9.17/SF
EGI
$191.4K $26.95/SF
− OpEx
−$47.8K −$6.74/SF
NOI
$143.5K $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%
$2,870,500
Cap Rate 7%
$2,050,357
Cap Rate 9%
$1,594,722
Alternative Uses
Best Use
Retail
$32.38M
$28.33M – $37.77M
NOI $2,266,436 @ 7.0% cap · market cap 73.11%
Second Best
Office B
$2.05M
$1.79M – $2.39M
NOI $143,525 @ 7.0% cap · market cap 4.63%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
201
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94551, CA
40,358
Population
14,475
Households
2.8
Avg Household Size
38
Median Age
44%
College-Educated
92%
High-School Grad
82.7 sq mi
ZIP Area
488
Density / Sq Mi
$130,705
Median Household Income
$67,591
Median Earnings
$2,589
Median Rent
$931,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Standalone commercial property combining warehouse and office areas across two floors with a gated site.
Where is this flex space located?
The property is located at 780 East Airway Boulevard Livermore, CA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Approximately ±7,102 SF two‑story standalone flex building; Approximately ±3,660 SF of warehouse space and ±2,232 SF of office space; 16' x 16' grade‑level door
