Retail Property on San
For Sale
$495,000
Pending
12280 San Pablo Avenue, Richmond, CA 94530
Retail property in high-traffic area with tenant income.
Property Size1,500 SF
Days on Market144
Property Features for 12280 San Pablo Avenue
General Information
Standard status
Pending
Size
1,500 SF
Property subtype
Industrial
Amenities
3
Parking.
On Street.
Public Transport.
Building Details
Year Built
1950
Stories
1
Listing Agency:
(510) 685-5941
Listed By:
Coldwell Banker Bartels
(510) 685-5941
Source:
Xome
Added: Apr 9
Changed: Aug 25
Last Checked: Aug 29 at 5:49AM
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 Coldwell Banker Bartels
Investment Insights
Based on property information with market context.
This commercial property offers an opportunity for owner-users in a high foot traffic area. The property includes two units: Unit 12278 is currently vacant, while Unit 12280 is occupied by a beauty salon. The tenant in Unit 12280 is currently on a month-to-month lease, with a rental income of $1,725 per month. The location has a bike score of 59, indicating it is bikeable, and a walk score of 71, classifying it as very walkable. Additionally, the transit score is 41, suggesting some transit options are available.
Key Highlights
- High foot traffic location ideal for retail/service business.
- Opportunity for owner‑user to occupy vacant unit 12278.
- Existing tenant in unit 12280 provides immediate rental income.
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
$20,176
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
4.08%
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%
$403,520
$403.5K
Cap Rate 7%
$288,229
$288.2K
Cap Rate 9%
$224,178
$224.2K
Market Conditions
NOI Build-Up for 1,500 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
$31.5K $21.00/SF
− Vacancy
−$2.7K −$1.79/SF
EGI
$28.8K $19.22/SF
− OpEx
−$8.6K −$5.76/SF
NOI
$20.2K $13.45/SF
Area
Richmond, CA
Vacancy
8.50%
Lease Rate
$21.00 /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%
$403,520
Cap Rate 7%
$288,229
Cap Rate 9%
$224,178
Alternative Uses
Best Use
Retail
$288.2K
$252.2K – $336.3K
NOI $20,176 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$358.3K
$313.6K – $418.1K
NOI $25,084 @ 7.0% cap · market cap 5.07%
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 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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property in high-traffic area with tenant income.
Where is this retail space located?
The property is located at 12280 San Pablo Avenue Richmond, CA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: High foot traffic location ideal for retail/service business.; Opportunity for owner‑user to occupy vacant unit 12278.; Existing tenant in unit 12280 provides immediate rental income.
