Ground-Floor Medical
For Sale
Contact for pricing
80 Arch St, Redwood City, CA 94062
Recently completed clinic build-out with dedicated parking and flexibility for dental or other healthcare uses.
Property Size3,172 SF
Price / SF$977.30
Days on Market12
Property Features for 80 Arch St
General Information
Standard status
Active
Size
3,172 SF
Total Parking Spaces
13
Property subtype
Office
Zoning
R5-Office
Investment Type
Owner/User
Additional Details
Floor
Ground Floor
Public Transit
Yes
Building Details
Year Built
1956
Year Renovated
2022
Buildings
1
Stories
1
Units
1
Listing Agency:
Acuity Private Capital
Listed By:
Bryan Webb · License #01826546
Source:
Crexi
Added: Aug 11
Changed: Aug 21
Last Checked: Aug 21 at 4:18PM
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 Acuity Private Capital
Investment Insights
Based on property information with market context.
This 3,172-square-foot medical office occupies the ground floor of a building constructed in 1956. The interior includes a recently completed medical clinic build-out, with the configuration identified as adaptable for dental or other healthcare uses. The property is zoned R5-Office and includes both surface and street parking, along with 13 dedicated spaces.
The address is within walking distance of downtown Redwood City and the train station, with Sequoia Hospital also nearby. Parking availability represents more than 4 spaces per 1,000 SF. The property’s location and existing medical improvements support continued healthcare occupancy without relying on a new ground-up build-out.
The address is within walking distance of downtown Redwood City and the train station, with Sequoia Hospital also nearby. Parking availability represents more than 4 spaces per 1,000 SF. The property’s location and existing medical improvements support continued healthcare occupancy without relying on a new ground-up build-out.
Key Highlights
- 3,172 SF ground‑floor medical office
- Recently completed medical clinic build‑out
- 13 dedicated parking spaces, plus surface and street parking
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
$101,593
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
3.28%
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%
$2,031,860
$2.0M
Cap Rate 7%
$1,451,329
$1.5M
Cap Rate 9%
$1,128,811
$1.1M
Market Conditions
NOI Build-Up for 3,172 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
$174.3K $54.96/SF
− Vacancy
−$38.9K −$12.26/SF
EGI
$135.5K $42.70/SF
− OpEx
−$33.9K −$10.68/SF
NOI
$101.6K $32.03/SF
Area
San Mateo County, CA
Vacancy
22.30%
Lease Rate
$54.96 /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%
$2,031,860
Cap Rate 7%
$1,451,329
Cap Rate 9%
$1,128,811
Alternative Uses
Best Use
Office B
$1.45M
$1.27M – $1.69M
NOI $101,593 @ 7.0% cap · market cap 3.28%
Second Best
Healthcare Medical
$1.45M
$1.27M – $1.69M
NOI $101,243 @ 7.0% cap · market cap 3.27%
Theoretical Best
Warehouse
$2.52M
$2.20M – $2.94M
NOI $176,369 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,048
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94062, CA
26,689
Population
10,496
Households
2.5
Avg Household Size
45
Median Age
68%
College-Educated
98%
High-School Grad
64.7 sq mi
ZIP Area
413
Density / Sq Mi
$233,333
Median Household Income
$115,938
Median Earnings
$2,885
Median Rent
$2,000,001
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?
Medical Office Space - Recently completed clinic build-out with dedicated parking and flexibility for dental or other healthcare uses.
Where is this medical office space located?
The property is located at 80 Arch St Redwood City, 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: 3,172 SF ground‑floor medical office; Recently completed medical clinic build‑out; 13 dedicated parking spaces, plus surface and street parking
