Versatile Mixed-Use Property For
For Sale
$820,000
12274 San Pablo Ave, Richmond, CA 94805
Fully leased mixed-use property with residential and commercial units.
Property Size1,875 SF
Price / SF$437.33
Days on Market441
Property Features for 12274 San Pablo Ave
General Information
Standard status
Active
Size
1,875 SF
Building Details
Year Built
1929
Listing Agency:
REAL BROKER
Listed By:
KATERINA SELLIS
Source:
Corcoran
Added: Jun 21, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 REAL BROKER
Investment Insights
Based on property information with market context.
Located at 12274 San Pablo Ave in Richmond, CA, this mixed-use property offers both residential and commercial spaces within a single, fully leased building. The single-story structure, encompassing approximately 1,875 square feet, is situated on a lot of approximately 2,800 square feet. Its location along a high-traffic retail corridor makes it suitable for investors and owner-users alike. The property is zoned for mixed-use and is currently fully leased with three long-term tenants. Each unit has separate gas and electric meters. The building features wood construction and brick. The barber shop unit, approximately 625 square feet, has an open floor plan with a kitchenette, restroom, storage area, and laundry room with hook-ups. It benefits from natural light provided by clerestory windows and a sun tunnel, and features 14-foot ceilings. The tax preparation office, also approximately 625 square feet, offers an efficient layout with an open floor plan, restroom, and rear storage, and features 8-foot ceilings. The loft unit, approximately 625 square feet, has a separate private entrance, an open layout with a full kitchen, one bedroom, a bathroom, and a backyard, and features 14-foot ceilings.
Key Highlights
- Fully leased mixed‑use property providing immediate income.
- High‑traffic location on San Pablo Ave, ideal for commercial tenants.
- Three long‑term tenants in place.
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
$27,161
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
3.31%
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%
$543,220
$543.2K
Cap Rate 7%
$388,014
$388.0K
Cap Rate 9%
$301,789
$301.8K
Market Conditions
NOI Build-Up for 1,875 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
$52.4K $27.96/SF
− Vacancy
−$3.0K −$1.62/SF
EGI
$49.4K $26.34/SF
− OpEx
−$22.2K −$11.85/SF
NOI
$27.2K $14.49/SF
Area
Richmond, CA
Vacancy
5.80%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
45.00%
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%
$543,220
Cap Rate 7%
$388,014
Cap Rate 9%
$301,789
Alternative Uses
Best Use
Apartment 5plus
$388.0K
$339.5K – $452.7K
NOI $27,161 @ 7.0% cap · market cap 3.31%
Second Best
Retail
$360.3K
$315.3K – $420.3K
NOI $25,220 @ 7.0% cap · market cap 3.08%
Theoretical Best
Multifamily LT 5
$447.9K
$391.9K – $522.6K
NOI $31,355 @ 7.0% cap · market cap 3.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
287k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 28%
Shops & Services 21%
Home Improvements & Furnishings 21%
Dining 15%
Target
Superstores
81,403 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
59,442 visits/mo
0.4 miles
Grocery Outlet Bargain Market
Groceries
30,655 visits/mo
0.3 miles
Wells Fargo
Shops & Services
21,338 visits/mo
0.3 miles
Chase Bank
Shops & Services
15,839 visits/mo
0.2 miles
Demographics for 94805, CA
14,958
Population
6,076
Households
2.5
Avg Household Size
41
Median Age
44%
College-Educated
86%
High-School Grad
1.9 sq mi
ZIP Area
7,873
Density / Sq Mi
$114,191
Median Household Income
$57,133
Median Earnings
$2,272
Median Rent
$738,800
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?
Mixed-use property - Fully leased mixed-use property with residential and commercial units.
Where is this mixed-use property located?
The property is located at 12274 San Pablo Ave Richmond, CA.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: Fully leased mixed‑use property providing immediate income.; High‑traffic location on San Pablo Ave, ideal for commercial tenants.; Three long‑term tenants in place.
