Pleasant Hill Office
For Sale
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91 Gregory Lane, Pleasant Hill, CA 94523
Turnkey office condo in downtown Pleasant Hill with flexible zoning.
Property Size1,096 SF
Price / SF$447.08
Days on Market110
Property Features for 91 Gregory Lane
General Information
Standard status
Active
Size
1,096 SF
Property subtype
Retail, Office
Zoning
PUD-347
Listing Agency:
AiCRE Partners
Listed By:
Michael Young · License #02003601
Source:
Crexi
Added: May 12
Changed: Aug 8
Last Checked: Jul 23 at 11:09AM
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 AiCRE Partners
Investment Insights
Based on property information with market context.
Located on Gregory Lane in downtown Pleasant Hill, this 1,096 RSF office condo offers visibility and flexibility. Suites 22 and 23 combine to create the total square footage. The suite includes five private offices and a reception area. Furniture is included at no additional cost. The location provides ample free unreserved parking and walkability to shopping and dining. It also offers access to I-680, Highway 242, and Highway 4. Zoned Planned Unit District, the property can accommodate a range of uses, including retail, medical, or professional services.
Key Highlights
- Prime downtown Pleasant Hill location on Gregory Lane with high visibility.
- Move‑in ready 1,096 RSF office condo with five private offices and reception area; furniture included.
- Ample free unreserved parking and walkability to shopping and dining.
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
$19,817
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
4.04%
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%
$396,340
$396.3K
Cap Rate 7%
$283,100
$283.1K
Cap Rate 9%
$220,189
$220.2K
Market Conditions
NOI Build-Up for 1,096 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
$32.2K $29.40/SF
− Vacancy
−$5.8K −$5.29/SF
EGI
$26.4K $24.11/SF
− OpEx
−$6.6K −$6.03/SF
NOI
$19.8K $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%
$396,340
Cap Rate 7%
$283,100
Cap Rate 9%
$220,189
Alternative Uses
Best Use
Office B
$283.1K
$247.7K – $330.3K
NOI $19,817 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$414.3K
$362.5K – $483.3K
NOI $29,000 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,468
Businesses Nearby
Explore this area
Business Placement
Demographics for 94523, CA
35,272
Population
14,585
Households
2.4
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
7.2 sq mi
ZIP Area
4,899
Density / Sq Mi
$142,622
Median Household Income
$74,832
Median Earnings
$2,479
Median Rent
$1,038,400
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?
Office units - Turnkey office condo in downtown Pleasant Hill with flexible zoning.
Where is this office units located?
The property is located at 91 Gregory Lane Pleasant Hill, CA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Prime downtown Pleasant Hill location on Gregory Lane with high visibility.; Move‑in ready 1,096 RSF office condo with five private offices and reception area; furniture included.; Ample free unreserved parking and walkability to shopping and dining.
