Grocery and Convenience Store with
For Sale
$849,888
10228 International, Oakland, CA 94603
Business Opportunity, Oakland, CA
Property Size1,988 SF
Lot Size0.06 Acres
Price / SF$427.51
Days on Market158
Property Features for 10228 International
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Parking features
On Street, Secured
Subdivision
East Oakland
Lot features
Corner Lot, Commercial, Freeway Nearby, Public Transport Nearby, Restaurant Nearby
Directions
98th Ave to International+103rd
Standard status
Active
APN
47551713
Size
1,988 SF
Lot size
0.06 Acres
Building Details
Year built
1924
Flooring type
Tile - Ceramic, Tile
Building materials
Stucco, Concrete
Roof type
Flat, Tar/Gravel
Listing Agency:
Real Estate Ebroker Inc
(760) 722-3222
Listed By:
Son Luu · License #01711002
(510) 409-6855
Added: Mar 25
Changed: Aug 24
Last Checked: Aug 29 at 5:06PM
MLS# 41128524
Copyright © 2026 Bay East. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,988-square-foot commercial property currently operates as a bakery and fresh produce market. The space includes essential fixtures and equipment supporting the existing operation, with a layout that can accommodate retail or food-related uses. Construction consists of stucco and concrete, with tile and ceramic tile flooring, a flat tar-and-gravel roof, and a 1924 construction date. The property is zoned COMM and occupies 0.0574 acres.
Located at 10228 International in Oakland, the property sits along International Blvd in East Oakland. Parking is provided through secured and on-street options. The offering may be structured as a business-only purchase, a combined real estate and business acquisition, or a lease with or without the existing equipment.
Located at 10228 International in Oakland, the property sits along International Blvd in East Oakland. Parking is provided through secured and on-street options. The offering may be structured as a business-only purchase, a combined real estate and business acquisition, or a lease with or without the existing equipment.
Key Highlights
- 1,988 SF commercial property operating as a bakery and fresh produce market
- Essential fixtures and equipment are in place for the existing operation
- COMM zoning on a 0.0574‑acre parcel
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
$33,100
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
3.89%
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%
$662,000
$662.0K
Cap Rate 7%
$472,857
$472.9K
Cap Rate 9%
$367,778
$367.8K
Market Conditions
NOI Build-Up for 1,988 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
$47.7K $24.00/SF
− Vacancy
−$3.6K −$1.80/SF
EGI
$44.1K $22.20/SF
− OpEx
−$11.0K −$5.55/SF
NOI
$33.1K $16.65/SF
Area
ZIP 94603
Vacancy
7.50%
Lease Rate
$24.00 /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%
$662,000
Cap Rate 7%
$472,857
Cap Rate 9%
$367,778
Alternative Uses
Best Use
Specialty Retail
$472.9K
$413.8K – $551.7K
NOI $33,100 @ 7.0% cap · market cap 3.89%
Second Best
Retail
$395.1K
$345.7K – $460.9K
NOI $27,654 @ 7.0% cap · market cap 3.25%
Theoretical Best
Multifamily LT 5
$579.9K
$507.5K – $676.6K
NOI $40,596 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
865
Businesses Nearby
63k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 40%
Dining 35%
Shops & Services 20%
Electronics 5%
FoodMaxx
Groceries
24,929 visits/mo
0.3 miles
McDonald's
Dining
21,633 visits/mo
0.3 miles
AutoZone
Shops & Services
10,242 visits/mo
0.1 miles
Cricket Wireless Authorized Retailer
Electronics
3,319 visits/mo
0.1 miles
U-Haul Neighborhood Dealer
Shops & Services
1,448 visits/mo
0.0 miles
Demographics for 94603, CA
36,681
Population
11,199
Households
3.3
Avg Household Size
32
Median Age
15%
College-Educated
69%
High-School Grad
2.7 sq mi
ZIP Area
13,586
Density / Sq Mi
$71,086
Median Household Income
$37,025
Median Earnings
$1,838
Median Rent
$596,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- FoodMaxx — 10950 International Blvd, Oakland, CA 94603
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Operating bakery and fresh produce market with essential fixtures and equipment in place.
Where is this grocery and convenience store located?
The property is located at 10228 International Oakland, CA.
What is the asking price?
The asking price for this property is $849,888.
What are key features of this property?
This property features: 1,988 SF commercial property operating as a bakery and fresh produce market; Essential fixtures and equipment are in place for the existing operation; COMM zoning on a 0.0574‑acre parcel
