Freestanding Retail
For Sale
$750,000
Pending
3851 San Pablo Dam Rd, El Sobrante, CA 94803
Freestanding building on a major road in El Sobrante with flexible use options per county regulations.
Property Size1,980 SF
Days on Market1268
Property Features for 3851 San Pablo Dam Rd
General Information
Standard status
Pending
Size
1,980 SF
Listing Agency:
BR Realty
(415) 297-1243
Listed By:
Margarita E. Molina
Source:
Exprealty
Added: Mar 10, 2023
Changed: Aug 20
Last Checked: Aug 26 at 1:03PM
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 BR Realty
Investment Insights
Based on property information with market context.
This free-standing building is approximately 1,980 square feet and is positioned on a major road in El Sobrante. The property may accommodate a range of uses, including storefront retail, a neighborhood hall, or a restaurant, subject to county regulations.
The property address is 3851 San Pablo Dam Rd, El Sobrante, CA. Prospective buyers should review applicable zoning requirements through the Contra Costa County Planning Department to confirm permitted uses.
For additional details, please contact the listing agent.
The property address is 3851 San Pablo Dam Rd, El Sobrante, CA. Prospective buyers should review applicable zoning requirements through the Contra Costa County Planning Department to confirm permitted uses.
For additional details, please contact the listing agent.
Key Highlights
- Free‑standing 1,980 SF building on a major road in El Sobrante
- Flexible use options including storefront retail, neighborhood hall, or restaurant per county regulations
- Zoning information available through Contra Costa County Planning Department
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
$50,632
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
6.75%
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%
$1,012,640
$1.0M
Cap Rate 7%
$723,314
$723.3K
Cap Rate 9%
$562,578
$562.6K
Market Conditions
NOI Build-Up for 1,980 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
$77.2K $39.00/SF
− Vacancy
−$4.9K −$2.47/SF
EGI
$72.3K $36.53/SF
− OpEx
−$21.7K −$10.96/SF
NOI
$50.6K $25.57/SF
Area
Contra Costa County, CA
Vacancy
6.33%
Lease Rate
$39.00 /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%
$1,012,640
Cap Rate 7%
$723,314
Cap Rate 9%
$562,578
Alternative Uses
Best Use
Retail
$723.3K
$632.9K – $843.9K
NOI $50,632 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$748.4K
$654.9K – $873.2K
NOI $52,391 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
46k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Dollar Tree
Shops & Services
19,519 visits/mo
0.1 miles
Shell
Shops & Services
11,357 visits/mo
0.2 miles
Jack in the Box
Dining
9,841 visits/mo
0.2 miles
Valero Energy
Shops & Services
2,943 visits/mo
0.1 miles
Hertz
Shops & Services
1,241 visits/mo
0.3 miles
Demographics for 94803, CA
26,457
Population
10,038
Households
2.6
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
12.8 sq mi
ZIP Area
2,067
Density / Sq Mi
$116,075
Median Household Income
$54,595
Median Earnings
$2,295
Median Rent
$729,000
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?
Storefront property - Freestanding building on a major road in El Sobrante with flexible use options per county regulations.
Where is this storefront property located?
The property is located at 3851 San Pablo Dam Rd El Sobrante, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Free‑standing 1,980 SF building on a major road in El Sobrante; Flexible use options including storefront retail, neighborhood hall, or restaurant per county regulations; Zoning information available through Contra Costa County Planning Department
