Light-Filled Office Building For
For Sale
$1,350,000
Railroad Ave, Richmond, CA 94801
Charming office building with private garden access in Richmond.
Property Size3,361 SF
Lot Size0.09 Acres
Price / SF$401.67
Days on Market505
Property Features for Railroad Ave
General Information
Standard status
Active
Size
3,361 SF
Lot size
0.09 Acres
Property subtype
Commercial
Building Details
Year Built
1961
Listing Agency:
ROHNER REAL ESTATE
(510) 450-1424
Listed By:
ANDY ROHNER
Source:
Corcoran
Added: Apr 26, 2025
Changed: Sep 10
Last Checked: Sep 12 at 7:20AM
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 ROHNER REAL ESTATE
Investment Insights
Based on property information with market context.
This charming, light-filled office building features private offices with direct access to the front garden or rear decks. The property is suitable for single-tenant occupancy or can easily accommodate two separate spaces. Both floors include bathrooms, reception areas, and dedicated rooms for kitchenettes. The private offices are spacious and offer natural light. Convenient off-street parking is available across the street. The building is located a short walk through the neighboring breezeway to the businesses and eateries in the heart of Point Richmond. The property size is 3361 square feet.
Key Highlights
- Flexible layout suitable for single or dual occupancy.
- Convenient off‑street parking available.
- Prime location: walking distance to Point Richmond's businesses and restaurants.
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
$41,676
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
3.09%
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%
$833,520
$833.5K
Cap Rate 7%
$595,371
$595.4K
Cap Rate 9%
$463,067
$463.1K
Market Conditions
NOI Build-Up for 3,361 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
$66.5K $19.80/SF
− Vacancy
−$11.0K −$3.27/SF
EGI
$55.6K $16.53/SF
− OpEx
−$13.9K −$4.13/SF
NOI
$41.7K $12.40/SF
Area
Richmond, CA
Vacancy
16.50%
Lease Rate
$19.80 /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%
$833,520
Cap Rate 7%
$595,371
Cap Rate 9%
$463,067
Alternative Uses
Best Use
Office B
$595.4K
$521.0K – $694.6K
NOI $41,676 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$802.9K
$702.6K – $936.8K
NOI $56,205 @ 7.0% cap · market cap 4.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
547
Businesses Nearby
Explore this area
Business Placement
Demographics for 94801, CA
33,486
Population
11,012
Households
3
Avg Household Size
34
Median Age
19%
College-Educated
69%
High-School Grad
11.5 sq mi
ZIP Area
2,912
Density / Sq Mi
$75,786
Median Household Income
$40,435
Median Earnings
$1,608
Median Rent
$593,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Charming office building with private garden access in Richmond.
Where is this office building located?
The property is located at Railroad Ave Richmond, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Flexible layout suitable for single or dual occupancy.; Convenient off‑street parking available.; Prime location: walking distance to Point Richmond's businesses and restaurants.
