Retail and Office
For Sale
Contact for pricing
10690 SAN PABLO AVE, El Cerrito, CA 94530
For-sale retail and office property supported by a 138k resident population within a three-mile radius.
Property Size9,760 SF
Price / SF$530.53
Days on Market59
Property Features for 10690 SAN PABLO AVE
General Information
Standard status
Active
Size
9,760 SF
Property subtype
Retail, Office
Occupancy
100%
Lease Type
NNN
Net Operating Income
$310,681
Building Details
Year Built
1967
Stories
1
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Brett Baumgartner · License #TX 701324
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Jun 24 at 7:33AM
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 Matthews
Investment Insights
Based on property information with market context.
This for-sale retail and office building offers a combined income-generating property profile with approximately 9,760 square feet. The offering is presented as a flexible commercial asset, suitable for tenants seeking either retail frontage or office-oriented space within the same building framework.
The property is located at 10690 San Pablo Ave in El Cerrito, California. The information provided also highlights 138,000 residents within a three-mile radius, which can be a relevant consideration for businesses evaluating local customer density.
Because the property is marketed for both retail space and office space, it may fit a range of operators, from retail users that benefit from neighborhood foot traffic to office tenants looking for a more traditional commercial building format. Prospective buyers or tenants should review the specific unit mix and lease terms during due diligence to confirm how the space will align with their operational needs.
The property is located at 10690 San Pablo Ave in El Cerrito, California. The information provided also highlights 138,000 residents within a three-mile radius, which can be a relevant consideration for businesses evaluating local customer density.
Because the property is marketed for both retail space and office space, it may fit a range of operators, from retail users that benefit from neighborhood foot traffic to office tenants looking for a more traditional commercial building format. Prospective buyers or tenants should review the specific unit mix and lease terms during due diligence to confirm how the space will align with their operational needs.
Key Highlights
- Built in 1967
- Supported by an estimated 138,000 residents within a 3‑mile radius
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
$249,582
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
4.82%
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%
$4,991,640
$5.0M
Cap Rate 7%
$3,565,457
$3.6M
Cap Rate 9%
$2,773,133
$2.8M
Market Conditions
NOI Build-Up for 9,760 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
$380.6K $39.00/SF
− Vacancy
−$24.1K −$2.47/SF
EGI
$356.5K $36.53/SF
− OpEx
−$107.0K −$10.96/SF
NOI
$249.6K $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%
$4,991,640
Cap Rate 7%
$3,565,457
Cap Rate 9%
$2,773,133
Alternative Uses
Best Use
Retail
$3.57M
$3.12M – $4.16M
NOI $249,582 @ 7.0% cap · market cap 4.82%
Second Best
Office B
$2.52M
$2.21M – $2.94M
NOI $176,471 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$3.69M
$3.23M – $4.30M
NOI $258,250 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,001
Businesses Nearby
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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Frequently Asked Questions
What type of property is this?
Retail space - For-sale retail and office property supported by a 138k resident population within a three-mile radius.
Where is this retail space located?
The property is located at 10690 SAN PABLO AVE El Cerrito, CA.
What is the asking price?
The asking price for this property is $5,178,016.
What are key features of this property?
This property features: Built in 1967; Supported by an estimated 138,000 residents within a 3‑mile radius
