Mixed-Use Opportunity in Mountain
For Sale
Contact for pricing
Pending
821 W El Camino Real, Mountain View, CA 94040
Freestanding commercial building with flexible zoning in a prime location.
Property Size1,751 SF
Days on Market181
Property Features for 821 W El Camino Real
General Information
Standard status
Pending
Size
1,751 SF
Property subtype
Mixed Use, Office, Retail
Zoning
P(38) - El Camino Precise Plan
Investment Type
Owner/User
Building Details
Year Built
1924
Year Renovated
2008
Buildings
1
Stories
1
Units
1
Listing Agency:
The Ivy Group
Listed By:
Tim Vi Tran, SIOR, CCIM · License #CA 01526603
Source:
Crexi
Added: Feb 12
Changed: Aug 8
Last Checked: Jul 24 at 10:38AM
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 The Ivy Group
Investment Insights
Based on property information with market context.
This single-story, freestanding commercial building is located in Mountain View, California, along El Camino Real. The property's zoning, P(38) – El Camino Real Precise Plan, allows for a range of uses, including residential, live/work concepts, retail, professional and personal services, education, recreation, senior care, public assembly, and other compatible uses. The 1,751 square foot property is located steps away from downtown Mountain View. This property is suitable for owner-users, investors, or developers looking to create a mixed-use or residential project. The location provides visibility and access in Silicon Valley.
Key Highlights
- Prime location on El Camino Real in Mountain View, offering exceptional visibility and access.
- Flexible P(38) zoning allows for a broad range of uses.
- Rare mixed‑use opportunity suitable for owner‑users, investors, or developers.
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
$61,599
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
4.44%
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%
$1,231,980
$1.2M
Cap Rate 7%
$879,986
$880.0K
Cap Rate 9%
$684,433
$684.4K
Market Conditions
NOI Build-Up for 1,751 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
$98.1K $56.04/SF
− Vacancy
−$16.0K −$9.13/SF
EGI
$82.1K $46.91/SF
− OpEx
−$20.5K −$11.73/SF
NOI
$61.6K $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%
$1,231,980
Cap Rate 7%
$879,986
Cap Rate 9%
$684,433
Alternative Uses
Best Use
Office B
$880.0K
$770.0K – $1.03M
NOI $61,599 @ 7.0% cap · market cap 4.44%
Second Best
Retail
$675.7K
$591.2K – $788.3K
NOI $47,297 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$1.06M
$925.0K – $1.23M
NOI $73,997 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,222
Businesses Nearby
Explore this area
Business Placement
Demographics for 94040, CA
36,501
Population
16,963
Households
2.2
Avg Household Size
36
Median Age
78%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
9,865
Density / Sq Mi
$184,494
Median Household Income
$120,047
Median Earnings
$3,017
Median Rent
$2,000,001
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?
Mixed-use property - Freestanding commercial building with flexible zoning in a prime location.
Where is this mixed-use property located?
The property is located at 821 W El Camino Real Mountain View, CA.
What is the asking price?
The asking price for this property is $1,388,888.
What are key features of this property?
This property features: Prime location on El Camino Real in Mountain View, offering exceptional visibility and access.; Flexible P(38) zoning allows for a broad range of uses.; Rare mixed‑use opportunity suitable for owner‑users, investors, or developers.
