San Pablo Avenue Commercial
For Sale
$1,999,950
10311 San Pablo Ave, El Cerrito, CA 94530
Two commercial properties on San Pablo Ave, total 5700 sq ft.
Property Size5,700 SF
Price / SF$350.87
Days on Market228
Property Features for 10311 San Pablo Ave
General Information
Standard status
Active
Size
5,700 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1951
Listing Agency:
Compass
(415) 660-9955
Listed By:
Michele Manzone · License #01028002
(510) 517-0111
Source:
Exitrealty
Added: Jan 20
Changed: Sep 1
Last Checked: Sep 4 at 11:01AM
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 Compass
Investment Insights
Based on property information with market context.
Two adjacent commercial properties are available on San Pablo Avenue near the El Cerrito border. One property, located at 10311 San Pablo, offers approximately 3950 square feet divided into two spaces. The second property, at 10317 San Pablo, provides approximately 1750 square feet and is currently vacant, making it suitable for an owner-user. Rear parking access is available from Columbia. The combined square footage of both buildings is approximately 5700 square feet.
Key Highlights
- Two properties side‑by‑side on San Pablo Ave near El Cerrito border.
- Total square footage of approximately 5700 sq ft.
- One property (approx. 1750 sq ft) is vacant and ideal for an owner‑user.**
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
$145,760
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
7.29%
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%
$2,915,200
$2.9M
Cap Rate 7%
$2,082,286
$2.1M
Cap Rate 9%
$1,619,556
$1.6M
Market Conditions
NOI Build-Up for 5,700 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
$222.3K $39.00/SF
− Vacancy
−$14.1K −$2.47/SF
EGI
$208.2K $36.53/SF
− OpEx
−$62.5K −$10.96/SF
NOI
$145.8K $25.57/SF
Area
Contra Costa County, CA
Vacancy
6.33%
Lease Rate
$39.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,915,200
Cap Rate 7%
$2,082,286
Cap Rate 9%
$1,619,556
Alternative Uses
Best Use
Retail
$2.08M
$1.82M – $2.43M
NOI $145,760 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.15M
$1.89M – $2.51M
NOI $150,822 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,456
Businesses Nearby
107k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 28%
Home Improvements & Furnishings 11%
76
Shops & Services
12,269 visits/mo
0.4 miles
Pastime Hardware
Home Improvements & Furnishings
11,447 visits/mo
0.5 miles
Burger King
Dining
11,322 visits/mo
0.4 miles
Bank of America
Shops & Services
9,614 visits/mo
0.1 miles
Popeyes Louisiana Kitchen
Dining
8,149 visits/mo
0.3 miles
Demographics for 94530, CA
26,360
Population
11,404
Households
2.3
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
4.3 sq mi
ZIP Area
6,130
Density / Sq Mi
$127,731
Median Household Income
$66,739
Median Earnings
$2,434
Median Rent
$1,097,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Nigella SF — 5221 Central Ave #3b, Richmond, CA 94804
- Flower Films — 10341 San Pablo Ave, El Cerrito, CA 94530
- Russell Jacade Events, LLC — 10330 San Pablo Ave, El Cerrito, CA 94530
- folle flower studio — 6015 Sutter Ave, Richmond, CA 94804
Frequently Asked Questions
What type of property is this?
Storefront property - Two commercial properties on San Pablo Ave, total 5700 sq ft.
Where is this storefront property located?
The property is located at 10311 San Pablo Ave El Cerrito, CA.
What is the asking price?
The asking price for this property is $1,999,950.
What are key features of this property?
This property features: Two properties side‑by‑side on San Pablo Ave near El Cerrito border.; Total square footage of approximately 5700 sq ft.; One property (approx. 1750 sq ft) is vacant and ideal for an owner‑user.**
