Updated Dec 4, 2025
Semen Valani Acquires Office Building At 578 University Avenue In Palo Alto For $13M
578 University Avenue
$13,000,000
$1,444/SF
Building Size
9,000 SF
Asset Type
Office
Closing
Nov 25, 2025
About this deal
AI
The office asset located at 578 University Avenue in Palo Alto was sold for approximately $13,000,000. This property encompasses 9,000 square feet, reflecting a price per square foot of $1,444. It is currently occupied by Compass, which will remain a tenant as it prepares to renew its lease next summer.
Summary of transaction details:
- Property Type: Office
- Transaction Amount: $13,000,000
- Address: 578 University Avenue
- Market: Palo Alto
- Square Footage: 9,000
- Price Per Square Foot: $1,444
- Buyer: Semen Valani
- Seller: Scott Rugtiv, Nancy Rugtiv Cronin, Susan Rugtiv Stewart, Timothy Stewart, Barbara Clapper, David Clapper & Ann Downey Manoukian
- Broker: Jon Goldman - Premier Properties
A buyer registered as 578 University Avenue LLC, associated with Semen Valani, completed the acquisition, marking the end of decades of ownership by the Rugtiv and Clapper families.
On the Map
$13,000,000
$1,444/SF
Office
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Players
Palo Alto Office Market Snapshot
Boundary boundary · Office · Sale transactions
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Purchase Price
Annual NOI
Loan Amount
Interest Rate (%)
Loan Term (yrs)
Down Payment (%)
Cap Rate
1.22%
Cash-on-Cash
-0.35%
Monthly Payment
$14,164
Annual Debt Svc
$169,964
Annual Cash Flow
$-11,334
DSCR
0.93