Fruitvale Mixed-Use Investment
For Sale
$3,695,000
1290 26th Ave, Oakland, CA 94601
Mixed-use property with seller financing and value-add potential.
Property Size12,420 SF
Days on Market197
Property Features for 1290 26th Ave
General Information
Standard status
Active
Size
12,420 SF
Property subtype
Multi Family
Building Details
Building Size
12,420 SF
Year Built
1925
Listing Agency:
The Pinza Group, Inc
Listed By:
Steven Pinza · License #01867691
(510) 725-4775
Source:
Remaxaccord
Added: Mar 10
Changed: Sep 10
Last Checked: Sep 21 at 7:34AM
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 The Pinza Group, Inc
Investment Insights
Based on property information with market context.
This mixed-use investment property, located in Fruitvale, consists of twenty-four units. Constructed in 1925, the building features nineteen studios, two one-bedroom, one-bathroom units, and three retail spaces. Significant upgrades have been completed, including a new fire alarm system, electrical upgrades, a replaced boiler, and remodeled units. A large, open basement offers potential for adding Accessory Dwelling Units (ADUs). The property benefits from a Walk Score of 68, indicating it is somewhat walkable, and is conveniently located near shopping, dining, and the Fruitvale BART station. Seller financing is available with $300,000 down at 4% interest only for 7 years for qualified buyers.
Key Highlights
- Seller financing available with $300k down at 4% interest only for 7 years.
- Value‑add mixed‑use investment property featuring twenty‑four total units.
- High cash flow potential.
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
$264,446
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
7.16%
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%
$5,288,920
$5.3M
Cap Rate 7%
$3,777,800
$3.8M
Cap Rate 9%
$2,938,289
$2.9M
Market Conditions
NOI Build-Up for 12,420 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
$499.3K $40.20/SF
− Vacancy
−$18.5K −$1.49/SF
EGI
$480.8K $38.71/SF
− OpEx
−$216.4K −$17.42/SF
NOI
$264.4K $21.29/SF
Area
ZIP 94601
Vacancy
3.70%
Lease Rate
$40.20 /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%
$5,288,920
Cap Rate 7%
$3,777,800
Cap Rate 9%
$2,938,289
Alternative Uses
Best Use
Apartment 5plus
$3.78M
$3.31M – $4.41M
NOI $264,446 @ 7.0% cap · market cap 7.16%
Second Best
Mixed Use
$3.06M
$2.68M – $3.57M
NOI $214,245 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$5.06M
$4.43M – $5.91M
NOI $354,377 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,361
Businesses Nearby
Explore this area
Business Placement
Demographics for 94601, CA
54,166
Population
17,454
Households
3.1
Avg Household Size
35
Median Age
24%
College-Educated
70%
High-School Grad
3.2 sq mi
ZIP Area
16,927
Density / Sq Mi
$66,651
Median Household Income
$37,765
Median Earnings
$1,651
Median Rent
$703,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with seller financing and value-add potential.
Where is this mixed-use property located?
The property is located at 1290 26th Ave Oakland, CA.
What is the asking price?
The asking price for this property is $3,695,000.
What are key features of this property?
This property features: Seller financing available with $300k down at 4% interest only for 7 years.; Value‑add mixed‑use investment property featuring twenty‑four total units.; High cash flow potential.
