EXHIBIT 10.9

                                GRANT PURSUANT TO
                             1997 STOCK OPTION PLAN
     
MICHAEL J. ANDERSON, OPTIONEE:
     
Mission West Properties, a California corporation (the "Company"), hereby grants
to Optionee,  an option  ("Option") to purchase a total of two hundred  thousand
(200,000)  shares of Common Stock  ("Shares")  of the Company,  at the price set
forth  herein,  and in  all  respects  subject  to the  terms,  definitions  and
provisions  of  the  Company's  1997  Stock  Option  Plan  ("Plan"),   which  is
incorporated herein by this reference.
     
THE DETAILS OF YOUR OPTION ARE AS FOLLOWS:
     
1.    NATURE OF THE OPTION
The Option is intended to be an  incentive  stock  option  within the meaning of
Section 422 of the Internal  Revenue Code of 1986, as amended (the  "Code").  To
the extent  that the  Option,  or any  portion  thereof,  does not qualify as an
incentive  stock option under the Code because the  aggregate  fair market value
(determined  at the grant  date) of the  Shares  for which the Option or portion
thereof first becomes  exercisable  hereunder  will, when added to the aggregate
fair market value  (determined as of the  respective  date or dates of grant) of
the  Shares  or other  securities  for which  the  Option  or one or more  other
incentive stock options granted to the Optionee prior to the grant date (whether
under the Plan or any other  option  plan of the  Corporation  or any  Parent or
Subsidiary) first becomes  exercisable during the calendar year, exceed $100,000
in the aggregate,  the Option or portion  thereof shall  constitute an incentive
stock  option  under the Plan in such  calendar  year only to the extent of such
$100,000 limitation.  To the extent that the fair market value of the Shares for
which the Option first  becomes  exercisable  in any calendar  year exceeds such
$100,000  limitation,  the Option may nevertheless be exercised for those excess
Shares in such calendar year as a  "Nonstatutory  Stock  Option",  as defined in
Section 2.o of the Plan.
     
2.    OPTION PRICE
The Option Price is four dollars and fifty cents ($4.50) for each Share.
     
3     VESTING AND EXERCISE OF OPTION
The Option shall vest and become  exercisable during its term in accordance with
the provisions of Section 9 of the Plan as follows:
      a.   VESTING AND RIGHT TO EXERCISE
           i. The  Option  shall  vest as  follows,  subject  to the  Optionee's
           Continuous Employment with the Company:
     


                DATE OF EARLIEST EXERCISE                  NUMBER OF SHARES 
                (VESTING)                                   (INSTALLMENT)
          ----------------------------------------------------------------------
     
                                                                
                Six months from date of grant                   12,500 
                One year from date of grant                     25,000 
                Each month  thereafter for 35 months             4,514 
                48th month from date of grant                    4,510
     

     

     
     
     
           Subject to the  provisions  of  subparagraphs  ii and iii below,  the
           Optionee can exercise any portion of the Option until the  expiration
           of the Option term. Notwithstanding the foregoing, but subject to the
           provisions of subparagraph ii below, at the election of the Optionee,
           the Option can be exercised in whole or in part at any time as to the
           Shares which have not vested,  provided that the Optionee shall, as a
           condition of such exercise,  execute and deliver the Restricted Stock
           Purchase  Agreement in the form attached  hereto  ("Restricted  Stock
           Purchase Agreement"),  pursuant to which the Company shall be granted
           a  Repurchase  Option  as to all  Unvested  Shares  (as such  term is
           defined in the Restricted Stock Purchase Agreement). ii. In the event
           of  the  Optionee's   death,   disability  or  other  termination  of
           employment,  the  exercisability  of the Option  shall be governed by
           Sections  9.d,  e and f of the  Plan.  iii.  The  Option  may  not be
           exercised for fractional shares or for less than ten (10) Shares
     
      b.   METHOD OF EXERCISE
      In order to exercise any portion of this Option, the Optionee shall notify
      the Company in writing of the election to exercise the Option,  the number
      of shares in respect of which the Option is being  exercised  by executing
      and delivering the Notice of Exercise of Stock Option in the form attached
      hereto,  and shall execute and deliver to the Chief  Financial  Officer of
      the Company the  Restricted  Stock Purchase  Agreement,  together with the
      Stock  Assignments,  Escrow  Agreement and, if applicable,  the Consent of
      Spouse,  Promissory  Note,  and  Security  Agreement,  forms of which  are
      attached as exhibits  to the  Restricted  Stock  Purchase  Agreement.  The
      Restricted Stock Purchase Agreement must be accompanied by payment in full
      of the  aggregate  purchase  price  for the  Shares to be  purchased.  The
      certificate or  certificates  representing  Shares as to which this Option
      has been  exercised  shall be registered  in the name of the Optionee.  b.
      RESTRICTIONS  ON EXERCISE This Option may not be exercised if the issuance
      of the Shares upon such exercise or the method of payment of consideration
      for such shares would constitute a violation of any applicable  Federal or
      state securities law or other law or regulation.  Furthermore,  the method
      and manner of  payment  of the  Option  Price will be subject to the rules
      under Part 207 of Title 12 of the Code of Federal Regulations ("Regulation
      G") as promulgated by the Federal Reserve Board if such rules apply to the
      Company at the date of  exercise.  As a condition  to the exercise of this
      Option, the Company may require the Optionee to make any representation or
      warranty  to the  Company at the time of exercise of this Option as in the
      opinion of legal counsel for the Company may be required by any applicable
      law or regulation,  including the execution and delivery of an appropriate
      representation  statement.  Accordingly,  the stock  certificates  for the
      Shares  issued upon exercise of this Option may bear  appropriate  legends
      restricting transfer.
     
4.    NON-TRANSFERABILITY OF OPTION
This Option may be exercised  during the  lifetime of the  Optionee  only by the
Optionee and,  subject to the provisions of Sections 9.f and 10 of the Plan, may
not be  transferred  in any manner  other than by will or by the laws of descent
and distribution.  The terms of this Option shall be binding upon the executors,
administrators, heirs and successors of the Optionee.
     
5.    METHOD OF PAYMENT
Payment of the exercise price shall be by any of the following, or a combination
thereof, at the election of the Optionee:
      a.   cash;
      b.   certified or bank cashier's check;
      c. full  recourse  promissory  note  secured by the  Shares or  equivalent
      collateral;  or d. in the  event  there  exists  a public  market  for the
      Company's  Common  Stock on the date of  exercise,  by  delivery of a sell
      order to a broker for the shares being  purchased  and an agreement to pay
      (or have the broker remit  payment  for) the purchase  price of the shares
      being  purchased  on or before  the  settlement  date for the sale of such
      shares to the broker;  or e. in the event there exists a public market for
      the Company's Common Stock on the date of exercise, by surrender of shares
      of the Company's Common Stock,  provided that if such shares were acquired
      upon exercise of an incentive  stock option,  the Optionee must have first
      satisfied the holding period  requirements  under Section 422(a)(1) of the
      Code. In this case payment shall be made as follows:
           i. In addition to the execution and delivery of the Restricted  Stock
           Purchase  Agreement,  Optionee  shall deliver to the Secretary of the
           Company a written  notice  which  shall set forth the  portion of the
           purchase price the Optionee wishes to pay with Common Stock,  and the
           number  of shares  of such  Common  Stock  the  Optionee  intends  to
           surrender  pursuant to the  exercise of this  Option,  which shall be
           determined  by dividing  the  aforementioned  portion of the purchase
           price by the average of the last  reported  bid and asked  prices per
           share of Common Stock of the Company,  as reported in THE WALL STREET
           JOURNAL,  for the day on which  the  notice  of  exercise  is sent or
           delivered;  ii.  Fractional  shares  shall  be  disregarded  and  the
           Optionee  shall  pay  in  cash  an  amount  equal  to  such  fraction
           multiplied by the price determined under  subparagraph i above;  iii.
           The written  notice shall be  accompanied  by a duly  endorsed  blank
           stock  power  with  respect  to the number of Shares set forth in the
           notice,  and the  certificate(s)  representing  said Shares  shall be
           delivered to the Company at its  principal  offices  within three (3)
           working  days  from the  date of the  notice  of  exercise;  iv.  The
           Optionee  hereby  authorizes and directs the Secretary of the Company
           to transfer so many of the Shares represented by such  certificate(s)
           as are  necessary to pay the purchase  price in  accordance  with the
           provisions  herein;  v. If any such  transfer of Shares  requires the
           consent of the California  Commissioner  of  Corporations  or of some
           other agency  under the  securities  laws of any other  state,  or an
           opinion of counsel for the Company or Optionee that such transfer may
           be effected under  applicable  Federal and state securities laws, the
           time periods  specified  herein shall be extended for such periods as
           the necessary  request for consent to transfer is pending before said
           Commissioner  or other  agency,  or  until  counsel  renders  such an
           opinion, as the case may be. All parties agree to cooperate in making
           such request for transfer,  or in obtaining  such opinion of counsel,
           and no transfer shall be effected  without such consent or opinion if
           required by law; and vi.  Notwithstanding any other provision herein,
           the Optionee  shall only be permitted to pay the purchase  price with
           Shares of the Company's  Common Stock owned by him as of the exercise
           date in the manner and within the time periods  allowed  under 17 CFR
           ss.240.16b-3  promulgated under the Securities  Exchange Act of 1934,
           as  amended   ("Exchange  Act"),  as  such  regulation  is  presently
           constituted,  as it is  amended  from  time  to  time,  and  as it is
           interpreted   now  or  hereafter  by  the   Securities  and  Exchange
           Commission.
     
6. ADJUSTMENTS UPON CHANGES IN  CAPITALIZATION  OR MERGER.  The number of Shares
covered by this Option shall be adjusted in  accordance  with the  provisions of
Section  11 of the  Plan  in the  event  of  changes  in the  capitalization  or
organization  of the Company,  or if the Company is a party to a merger or other
corporate reorganization.
     
7.    TERM OF OPTION
This Option may not be exercised  more than six (6) years from the date of grant
of this Option,  as set forth below,  and may be exercised during such term only
in accordance with the Plan and the terms of this Option.
     
8.    REPURCHASE RIGHTS
The Optionee  hereby  agrees that any Shares  acquired upon the exercise of this
Option shall be subject to the rights of the Company to  repurchase  such Shares
to the extent  such Shares  have not yet vested and to certain  restrictions  on
transfer specified in the Restricted Stock Purchase Agreement.
     
9.    NOT EMPLOYMENT CONTRACT
Nothing in this  Agreement  or in the Plan shall  confer upon the  Optionee  any
right to  continue  in the  employ of the  Company  or shall  interfere  with or
restrict  in any way the  rights  of the  Company,  which are  hereby  expressly
reserved, to discharge the Optionee at any time for any reason whatsoever,  with
or without cause,  subject to the  provisions of applicable  law. This is not an
employment contract.
     
10.   INCOME TAX WITHHOLDING
a. The Optionee authorizes the Company to withhold in accordance with applicable
law  from  any  compensation  payable  to him or her any  taxes  required  to be
withheld  by  Federal,  state or local laws as a result of the  exercise of this
Option.  The Optionee  agrees to notify the Company  immediately in the event of
any disqualifying disposition (within the meaning of Section 421(b) of the Code)
of the shares acquired upon exercise of an incentive stock option.  Furthermore,
in the event of any determination  that the Company has failed to withhold a sum
sufficient to pay all  withholding  taxes due in connection with the exercise of
this Option, or a disqualifying disposition of the shares acquired upon exercise
of an incentive stock option,  the Optionee agrees to pay the Company the amount
of such deficiency in cash within five (5) days after receiving a written demand
from the Company to do so, whether or not Optionee is an employee of the Company
at that time.  b. At such time as the Optionee is required to pay to the Company
an  amount  with  respect  to  tax  withholding  obligations  as  set  forth  in
subparagraph  a, the  Optionee  may elect  prior to the date the  amount of such
withholding tax is determined to make such payment, or such increased payment as
the Optionee elects to make up to the maximum federal,  state and local marginal
tax rates (including any related FICA obligation) applicable to the Optionee and
the particular  transaction in accordance  with the provisions of Section 9.g of
the Plan.  c. Any adverse  consequences  incurred by an Optionee with respect to
the use of shares of Common  Stock to pay any part of the Option Price or of any
tax in connection with the exercise of an Option, including, without limitation,
any adverse tax consequences arising as a result of a disqualifying  disposition
within the meaning of Section 422 of the Code, shall be the sole  responsibility
of the Optionee.
     
11.   TERMINATION
a. Should optionee voluntarily terminate for Good Cause (as defined below) or be
involuntarily  terminated  for other than Bad Cause (as defined below) more than
twelve (12) months from Optionee's date of employment with the Company, then any
portion of this option  that would have  vested in the six (6) months  following
Optionee's  termination date, shall vest on Optionee's termination date. b. GOOD
CAUSE shall be defined as any of the  following  condition,  which  condition(s)
remain(s) in effect ten (10) days after written notice to the Board of Directors
of the Company from Optionee of such condition(s):
      i. a decrease  in  Optionee's  base salary  and/or a material  decrease in
      Optionee's  standard  management  bonus plan or employee  benefits;  ii. a
      material  reduction in Optionee's title,  authority,  responsibilities  or
      duties, as measured against Optionee's title,  authority or responsibility
      or  duties  immediately  prior to such  reduction;  iii.  Optionee  is not
      promoted to President of the Company within eighteen (18) months following
      his date of employment;  iv. the  relocation of the Optionee's  work place
      for the Company to a location outside Santa Clara County,  California;  or
      v. the Company is in breach of the employment  agreement  (attached)  with
      Optionee.
b. BAD CAUSE shall be defined as:
      i. theft,  dishonesty,  or intentional  falsification of any employment or
      Company records;  ii. intentional and improper disclosure of the Company's
      confidential or proprietary information; or iii. Optionee's conviction for
      any criminal act which materially  impairs  Optionee's  ability to perform
      his duties.
     
Dated the 1st  day of January 1998
     
MISSION WEST PROPERTIES
     
By
    ---------------------------------
Duly authorized on behalf of the Board of Directors
     
     
     

     
     
     
The Optionee  acknowledges  receipt of copies of the Plan, the Restricted  Stock
Purchase Agreement and the exhibits referred to therein,  and represents that he
or she is familiar with the terms and  provisions  thereof,  and hereby  accepts
this Option  subject to all of the terms and  provisions  thereof.  The Optionee
hereby  agrees to accept  as  binding,  conclusive  and final all  decisions  or
interpretations of the Committee upon any questions arising under the Plan.
     
     
     
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Optionee
     
CONSENT OF SPOUSE
     
     
I, _________________________,  spouse of the Optionee who executed the foregoing
Agreement,  hereby agree that my spouse's interest in the shares of Common Stock
subject to said Agreement shall be irrevocably bound by the Agreement's terms. I
further agree that my community  property interest in such shares, if any, shall
similarly  be bound by said  Agreement  and that such consent is binding upon my
executors,  administrators,  heirs and  assigns.  I agree to execute and deliver
such documents as may be necessary to carry out the intent of said Agreement and
this consent.
     
     
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Spouse