Office Property Near Mare
New
For Sale
$300,000
100 Tennessee St, Vallejo, CA 94590
Previously operated as a semi-private law office and used car sales lot.
Property Size800 SF
Days on Market6
Property Features for 100 Tennessee St
General Information
Standard status
Active
Size
800 SF
Property subtype
Commercial
Additional Details
Public Transit
Yes
Building Details
Building Size
800 SF
Listing Agency:
Napa River Realty
(707) 980-9267
Listed By:
Tim Hiemstra
(707) 980-9267
Source:
Elliman
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 30 at 7:14PM
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 Napa River Realty
Investment Insights
Based on property information with market context.
This commercial office property has a documented history of use as a semi-private law office for the past 10 years. Before that period, the site operated exclusively for used car sales and did not include a mechanic shop.
The property is next to NAPOLI PIZZERIA and one block from the entrance bridge to Mare Island. It is also near the Ferry Terminal, Mare Island Brewery, and Napa Valley kayak access. Costco Gateway Plaza, including the new City Sports Club with an indoor lap pool, is within 4 miles.
The property is next to NAPOLI PIZZERIA and one block from the entrance bridge to Mare Island. It is also near the Ferry Terminal, Mare Island Brewery, and Napa Valley kayak access. Costco Gateway Plaza, including the new City Sports Club with an indoor lap pool, is within 4 miles.
Key Highlights
- Used as a semi‑private law office for the past 10 years
- Previously operated as a used car sales lot without a mechanic shop
- Adjacent to NAPOLI PIZZERIA
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
$18,552
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
6.18%
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%
$371,040
$371.0K
Cap Rate 7%
$265,029
$265.0K
Cap Rate 9%
$206,133
$206.1K
Market Conditions
NOI Build-Up for 800 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
$30.2K $37.80/SF
− Vacancy
−$5.5K −$6.88/SF
EGI
$24.7K $30.92/SF
− OpEx
−$6.2K −$7.73/SF
NOI
$18.6K $23.19/SF
Area
Vallejo, CA
Vacancy
18.20%
Lease Rate
$37.80 /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%
$371,040
Cap Rate 7%
$265,029
Cap Rate 9%
$206,133
Alternative Uses
Best Use
Office B
$265.0K
$231.9K – $309.2K
NOI $18,552 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$389.3K
$340.7K – $454.2K
NOI $27,254 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,203
Businesses Nearby
Explore this area
Business Placement
Demographics for 94590, CA
39,981
Population
16,500
Households
2.4
Avg Household Size
38
Median Age
26%
College-Educated
87%
High-School Grad
6.6 sq mi
ZIP Area
6,058
Density / Sq Mi
$66,957
Median Household Income
$43,383
Median Earnings
$1,768
Median Rent
$510,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Previously operated as a semi-private law office and used car sales lot.
Where is this office building located?
The property is located at 100 Tennessee St Vallejo, CA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Used as a semi‑private law office for the past 10 years; Previously operated as a used car sales lot without a mechanic shop; Adjacent to NAPOLI PIZZERIA
