Freestanding Retail Building on San
For Sale
$899,000
12590 San Pablo Avenue, Richmond, CA 94805
3,638 SF retail building on a 6,000 SF corner lot.
Property Size3,638 SF
Price / SF$247.11
Days on Market438
Property Features for 12590 San Pablo Avenue
General Information
Standard status
Active
Size
3,638 SF
Building Details
Year Built
1956
Listing Agency:
COMPASS COMMERCIAL
(415) 890-0704
Listed By:
BRIAN LEUNG
Source:
Corcoran
Added: May 28, 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 COMPASS COMMERCIAL
Investment Insights
Based on property information with market context.
Located on Richmond's busiest commercial corridor, the 3,638 square foot freestanding building at 12590 San Pablo Avenue offers a retail opportunity for owner-users. Situated on a 6,000 square foot corner lot, the property features high visibility with prominent pylon signage and bright street frontage. A private four-car parking lot is included. The location benefits from exposure to over 20,000 vehicles passing daily. The site is one block from I-80 and seven minutes from the El Cerrito Del Norte BART station, and is served by multiple bus lines. Zoned CM-4 (Commercial Mixed-Use), the property supports a range of uses including retail, food and beverage (including cafes and restaurants), personal services, and medical offices. It is designated Medium Intensity Mixed-Use in the 2030 Richmond General Plan, encouraging mid-rise, mixed-use development that activates the intersection and serves the neighborhood. SBA financing could offer monthly costs lower than leasing a comparable nearby space, making this a compelling long-term investment.
Key Highlights
- High‑visibility corner lot location on Richmond's busiest commercial corridor (San Pablo Avenue).
- Excellent transportation access: close to I‑80, BART, and multiple bus lines.
- Flexible CM‑4 zoning allows for a wide range of commercial uses (retail, food/beverage, medical, etc.).
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
$54,810
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
6.10%
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%
$1,096,200
$1.1M
Cap Rate 7%
$783,000
$783.0K
Cap Rate 9%
$609,000
$609.0K
Market Conditions
NOI Build-Up for 3,638 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
$78.6K $21.60/SF
− Vacancy
−$5.5K −$1.51/SF
EGI
$73.1K $20.09/SF
− OpEx
−$18.3K −$5.02/SF
NOI
$54.8K $15.07/SF
Area
Richmond, CA
Vacancy
7.00%
Lease Rate
$21.60 /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%
$1,096,200
Cap Rate 7%
$783,000
Cap Rate 9%
$609,000
Alternative Uses
Best Use
Specialty Retail
$783.0K
$685.1K – $913.5K
NOI $54,810 @ 7.0% cap · market cap 6.10%
Second Best
Retail
$699.0K
$611.7K – $815.6K
NOI $48,933 @ 7.0% cap · market cap 5.44%
Theoretical Best
Multifamily LT 5
$869.1K
$760.5K – $1.01M
NOI $60,837 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
60k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 65%
Dining 23%
Apparel 9%
Electronics 3%
ARCO
Shops & Services
15,802 visits/mo
0.3 miles
Burger King
Dining
13,734 visits/mo
0.5 miles
76
Shops & Services
11,206 visits/mo
0.1 miles
Goodwill
Apparel
5,319 visits/mo
0.5 miles
7-Eleven
Shops & Services
4,959 visits/mo
0.1 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?
Retail space - 3,638 SF retail building on a 6,000 SF corner lot.
Where is this retail space located?
The property is located at 12590 San Pablo Avenue Richmond, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: High‑visibility corner lot location on Richmond's busiest commercial corridor (San Pablo Avenue).; Excellent transportation access: close to I‑80, BART, and multiple bus lines.; Flexible CM‑4 zoning allows for a wide range of commercial uses (retail, food/beverage, medical, etc.).
