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    Freestanding R&D/Flex Building For Sale Title is generated by Realmo AI

    Morgan Hill, CA 95037, Morgan Hill, CA 95037

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    For Sale
    $8,950,000

    Single-story R&D/Flex building in north Morgan Hill.

    Type:Industrial
    Property size:
    32,045 SF
    Price / SF:
    $279/SF
    Added:
    Nov 25, 2025
    Days on Market:
    172
    Last Refresh:
    Apr 5 at 8:27 pm

    Property Features

    General Information

    Standard status
    Active
    Size
    32,045 SF
    Property subtype
    Industrial

    Building Details

    Year Built
    1986

    We can help!

    Listing Contact
    Martin A. Morici

    Listing agent Martin A. Morici License #CalDRE #00990974

    Listing office TRI Commercial Real Estate Services

    Listing date Nov 25, 2025

    Source Corfac

    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 TRI Commercial Real Estate Services

    HighLights

    • Freestanding Single Story R&D/Flex Building
    • Strategic Location: Close proximity to Highway 101, restaurants, and retail amenities.
    • Significant Space Available: ±12,658 SF immediately available, with an additional 13,304 SF becoming available soon.
    • High‑End Office Interiors
    • Four (4) Grade Level Doors
    • SBA Financing Opportunity

    Overview

    This freestanding R&D/Flex building is located in north Morgan Hill along Cochrane Road and Monterey Road, offering proximity to restaurants, retail amenities, and Highway 101. Constructed in 1986 and renovated in 2009, the property offers approximately 12,658 square feet available for immediate occupancy, with an additional 13,304 square feet becoming available upon tenants’ upcoming lease expirations. The building is situated on a lot of approximately 88,427 square feet (2.03 acres). Features include high-end office interiors, four grade-level doors, and 94 parking stalls. The building has fire sprinklers. The clear height is 22 feet. The zoning is Light Industrial. SBA financing opportunities may be available.

    Financial Insights

    Value Estimation Calculated for Industrial

    Conservative
    $5.94M
    NOI $534,865 @ 9.00% cap · cautious / downside scenario
    Moderate
    $7.64M
    NOI $534,865 @ 7.00% cap · market / base-case scenario
    Aggressive
    $10.70M
    NOI $534,865 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Industrial

    Component $ $/SF
    Gross rent $826.8k $25.80
    − Vacancy −$62.7k −$1.96
    EGI $764.1k $23.84
    − OpEx −$229.2k −$7.15
    NOI $534.9k $16.69
    32,045 SF · lease $25.80/SF/yr · vacancy 7.58% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Industrial
    $7.64M
    $6.69M – $8.91M (±1% cap)
    NOI $534,865 @ 7.0% cap · market cap 5.98%
    Second Best
    Flex RnD
    $7.10M
    $6.21M – $8.28M (±1% cap)
    NOI $496,660 @ 7.0% cap · market cap 5.55%
    Theoretical Best
    Office A
    $19.35M
    $16.93M – $22.57M (±1% cap)
    NOI $1,354,224 @ 7.0% cap · market cap 15.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Similar Places Nearby

    • VDI — 255 Mystery Creek Ct, Morgan Hill, CA 95037

    Map

    City
    Morgan Hill
    County
    Santa Clara
    State
    California
    Longitude
    -121.661
    Latitude
    37.1497

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    FAQs

    What type of property is this?
    Flex space - Single-story R&D/Flex building in north Morgan Hill.
    Where is this flex space located?
    The property is located at Morgan Hill, CA.
    What is the asking price?
    The asking price for this property is $8,950,000.
    What are key features of this property?
    This property features: Freestanding Single Story R&D/Flex Building; Strategic Location: Close proximity to Highway 101, restaurants, and retail amenities.; Significant Space Available: **±12,658 SF immediately available**, with an additional 13,304 SF becoming available soon.
    (408) 413-3519
    We can help!
    Listing Contact
    Martin A. Morici
    Real Estate License ID: CalDRE #00990974
    Learn More
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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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