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    Palo Alto Childcare Opportunity Title is generated by Realmo AI

    991 Commercial Street, Palo Alto, CA 94303

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    Claim this Listing
    For Sale
    $5,500,000

    Prime Silicon Valley location, licensed for 84 kids.

    Type:Commercial
    Property size:
    4,700 SF
    Lot size:
    0.35 Acres
    Price / SF:
    $1,170/SF
    Added:
    Dec 17, 2025
    Days on Market:
    170
    Last Refresh:
    Apr 5 at 8:19 pm

    Property Features for 991 Commercial Street

    General Information

    Standard status
    Active
    Size
    4,700 SF
    Lot size
    0.35 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    2004

    We can help!

    Listing Contact
    RICHARD ROLLINS

    Listing agent RICHARD ROLLINS

    Listing office ROLLINS REALTY

    Listing date Dec 17, 2025

    Source Corcoran

    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 ROLLINS REALTY

    HighLights

    • Prime Silicon Valley location across from Google HQ.
    • Licensed for 84 children, ideal for Childcare Owner/Operator.
    • Turnkey opportunity due to Bright Horizons closing operation.
    • Seller willing to carry some financing for qualified buyer.
    • Possible future redevelopment opportunity, City of Palo Alto encouraging Housing and Mixed use.
    • Large playground and 4700 sf building on a 15,300 sf parcel.

    Overview

    Located across from Google HQ in a prime Silicon Valley location, this property features a 4,700 square foot building on a 15,300 square foot parcel. Currently operating as Bright Horizons at Palo Alto Shoreline, this presents a turnkey opportunity for a childcare owner/operator, licensed for 84 children. The operation is closing. The property includes a large playground. The seller is willing to carry some financing for a qualified buyer. The property may also suit a church facility. There is possible future redevelopment opportunity, especially if combined with the adjacent 999 Commercial, a two-story fully leased multi-tenant office building. The City of Palo Alto is encouraging housing and mixed-use developments with housing on the sites.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bright Horizons at Palo ... Daycare Center The Wonder Years Palo ... High School

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Greendell School — 4120 Middlefield Rd, Palo Alto, CA 94303
    • Karer C D C — 569 San Antonio Rd, Palo Alto, CA 94306
    • Children At Play — 569 san antonio rd, palo alto, ca 94306
    • Montessori School of Los Altos — 303 Parkside Dr, Palo Alto, CA 94306
    • Building Kidz of Palo Alto South — 569 San Antonio Rd, Palo Alto, CA 94306

    Location Insight

    • Map
    • Local Demand
    City
    Palo Alto
    County
    Santa Clara
    State
    California
    Longitude
    -122.1
    Latitude
    37.425

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    FAQs

    What type of property is this?
    Day care center - Prime Silicon Valley location, licensed for 84 kids.
    Where is this day care center located?
    The property is located at 991 Commercial Street Palo Alto, CA.
    What is the asking price?
    The asking price for this property is $5,500,000.
    What are key features of this property?
    This property features: Prime Silicon Valley location across from Google HQ.; Licensed for 84 children, ideal for Childcare Owner/Operator.; Turnkey opportunity due to Bright Horizons closing operation.
    (650) 327-0375
    We can help!
    Listing Contact
    RICHARD ROLLINS
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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