Retail Asset Anchored by
For Sale
Contact for pricing
1165 Arnold Dr, Martinez, CA 94553
Two-tenant retail asset in a densely populated Bay Area submarket.
Property Size29,027 SF
Price / SF$258.38
Days on Market162
Property Features for 1165 Arnold Dr
General Information
Standard status
Active
Size
29,027 SF
Property subtype
Retail
Zoning
R-B
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$431,585
Building Details
Year Built
1984
Year Renovated
2020
Units
2
Tenancy
Multi
Listing Agency:
CP Partners
(415) 509-6276
Listed By:
David Kram · License #01848816
Source:
Crexi
Added: Mar 3
Changed: Aug 8
Last Checked: Aug 8 at 3:19PM
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 CP Partners
Investment Insights
Based on property information with market context.
This retail property is a two-tenant asset anchored by Ross Dress for Less and O’Reilly Auto Parts. The property is located in a densely populated Bay Area submarket. Recent renovations have been completed for both tenants. The property is situated in a grocery-anchored center and is directly adjacent to Walmart and Home Depot. It benefits from its location on a major retail corridor at a signalized intersection. The property size is 29027 square feet.
Key Highlights
- Anchored by Ross Dress for Less and O’Reilly Auto Parts.
- Located in a densely populated Bay Area submarket.
- Situated in a grocery‑anchored center.
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
$430,781
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
5.74%
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%
$8,615,620
$8.6M
Cap Rate 7%
$6,154,014
$6.2M
Cap Rate 9%
$4,786,456
$4.8M
Market Conditions
NOI Build-Up for 29,027 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
$644.4K $22.20/SF
− Vacancy
−$29.0K −$1.00/SF
EGI
$615.4K $21.20/SF
− OpEx
−$184.6K −$6.36/SF
NOI
$430.8K $14.84/SF
Area
Contra Costa County, CA
Vacancy
4.50%
Lease Rate
$22.20 /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%
$8,615,620
Cap Rate 7%
$6,154,014
Cap Rate 9%
$4,786,456
Alternative Uses
Best Use
Retail
$10.60M
$9.28M – $12.37M
NOI $742,276 @ 7.0% cap · market cap 9.90%
Second Best
Industrial
$6.15M
$5.38M – $7.18M
NOI $430,781 @ 7.0% cap · market cap 5.74%
Theoretical Best
Office A
$10.97M
$9.60M – $12.80M
NOI $768,054 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
772
Businesses Nearby
354k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 34%
Dining 26%
Shops & Services 20%
Groceries 9%
Walmart
Superstores
119,489 visits/mo
0.4 miles
Lucky Supermarkets
Groceries
32,492 visits/mo
0.1 miles
The Home Depot
Home Improvements & Furnishings
31,894 visits/mo
0.3 miles
McDonald's
Dining
28,590 visits/mo
0.1 miles
Dollar Tree
Shops & Services
23,635 visits/mo
0.2 miles
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two-tenant retail asset in a densely populated Bay Area submarket.
Where is this retail space located?
The property is located at 1165 Arnold Dr Martinez, CA.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: Anchored by Ross Dress for Less and O’Reilly Auto Parts.; Located in a densely populated Bay Area submarket.; Situated in a grocery‑anchored center.
