Two-Unit Retail
For Sale
Contact for pricing
12341 San Pablo Ave, Richmond, CA 94805
1971-built retail property with two units totaling 11,428 SF, zoned CM-3, offered for sale.
Property Size11,428 SF
Price / SF$271.26
Days on Market215
Property Features for 12341 San Pablo Ave
General Information
Standard status
Active
Size
11,428 SF
Property subtype
RETAIL
Zoning
CM-3
Building Details
Year Built
1971
Tenancy
Multi
Listing Agency:
eXp Commercial - CA
(888) 584-9427
Listed By:
Brian Merrion · License #01940486
(415) 802-1400
Source:
Moodyscre
Added: Feb 10
Changed: Aug 13
Last Checked: Sep 12 at 11:34AM
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 eXp Commercial - CA
Investment Insights
Based on property information with market context.
This 11,428 SF retail building was constructed in 1971 and features two units suitable for retail use. The property is presented for sale as a single asset and offers a straightforward layout for multi-unit retail occupancy.
The building is located at 12341 San Pablo Ave in Richmond, CA 94805 and is zoned CM-3. The listing highlights the property’s retail configuration and local context for those seeking a commercial retail investment.
With two distinct units within one retail building, the asset may fit investors or operators looking for flexibility within a CM-3 retail framework.
The building is located at 12341 San Pablo Ave in Richmond, CA 94805 and is zoned CM-3. The listing highlights the property’s retail configuration and local context for those seeking a commercial retail investment.
With two distinct units within one retail building, the asset may fit investors or operators looking for flexibility within a CM-3 retail framework.
Key Highlights
- 11,428 SF retail building constructed in 1971
- Two units suitable for retail or street retail ventures
- Zoned CM‑3
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
$153,712
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
4.96%
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%
$3,074,240
$3.1M
Cap Rate 7%
$2,195,886
$2.2M
Cap Rate 9%
$1,707,911
$1.7M
Market Conditions
NOI Build-Up for 11,428 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
$240.0K $21.00/SF
− Vacancy
−$20.4K −$1.79/SF
EGI
$219.6K $19.22/SF
− OpEx
−$65.9K −$5.76/SF
NOI
$153.7K $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%
$3,074,240
Cap Rate 7%
$2,195,886
Cap Rate 9%
$1,707,911
Alternative Uses
Best Use
Retail
$2.20M
$1.92M – $2.56M
NOI $153,712 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.73M
$2.39M – $3.19M
NOI $191,107 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
939
Businesses Nearby
291k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 28%
Shops & Services 22%
Home Improvements & Furnishings 20%
Dining 15%
Target
Superstores
81,403 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
59,442 visits/mo
0.5 miles
Grocery Outlet Bargain Market
Groceries
30,655 visits/mo
0.4 miles
Wells Fargo
Shops & Services
21,338 visits/mo
0.2 miles
Chase Bank
Shops & Services
15,839 visits/mo
0.3 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - 1971-built retail property with two units totaling 11,428 SF, zoned CM-3, offered for sale.
Where is this retail space located?
The property is located at 12341 San Pablo Ave Richmond, CA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: 11,428 SF retail building constructed in 1971; Two units suitable for retail or street retail ventures; Zoned CM‑3
