Two-Building Storefront
For Sale
$1,999,950
10311 San Pablo Ave, El Cerrito, CA 94530
Commercial Sale, El Cerrito, CA
Property Size5,700 SF
Lot Size0.18 Acres
Price / SF$350.87
Days on Market228
Property Features for 10311 San Pablo Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Subdivision
El Cerrito
Lot features
Mid- Block, B A R T Nearby, City Lot, Commercial
Standard status
Active
APN
5101120128
Size
5,700 SF
Lot size
0.18 Acres
Building Details
Year built
1951
Building materials
Stucco
Listing Agency:
Compass
(415) 660-9955
Listed By:
Michele Manzone · License #01028002
(510) 517-0111
Added: Jan 13
Changed: Aug 29
Last Checked: Aug 29 at 5:06PM
MLS# 41120780
Copyright © 2026 Contra Costa Association of REALTORS®. 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 storefront offering comprises two adjoining buildings at 10311 and 10317 San Pablo Ave. The 10311 building contains approximately 3,950 square feet arranged into two separate spaces. The neighboring 10317 property provides approximately 1,750 square feet and is vacant, with the layout identified as suitable for an owner-user. Combined building area is approximately 5,700 square feet.
The properties occupy a 0.1752-acre site with rear parking access from Columbia. The buildings feature stucco construction, were built in 1951, and carry C zoning. Together, the configuration provides multiple existing spaces across two separate structures within the El Cerrito address area.
The properties occupy a 0.1752-acre site with rear parking access from Columbia. The buildings feature stucco construction, were built in 1951, and carry C zoning. Together, the configuration provides multiple existing spaces across two separate structures within the El Cerrito address area.
Key Highlights
- Two side‑by‑side storefront properties at 10311 and 10317 San Pablo Ave
- Approx. 5,700 square feet combined building area
- 10311 San Pablo contains approx. 3,950 square feet divided into two spaces
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
Office B
$1.47M
$1.29M – $1.72M
NOI $103,062 @ 7.0% cap · market cap 5.15%
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
1,450
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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- Flower Films — 10341 San Pablo Ave, El Cerrito, CA 94530
- Russell Jacade Events, LLC — 10330 San Pablo Ave, El Cerrito, CA 94530
Frequently Asked Questions
What type of property is this?
Storefront property - Two side-by-side buildings include divided space and a vacant building suitable for owner occupancy.
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 side‑by‑side storefront properties at 10311 and 10317 San Pablo Ave; Approx. 5,700 square feet combined building area; 10311 San Pablo contains approx. 3,950 square feet divided into two spaces
