Multi-Tenant Flex
New
For Sale
$3,100,000
13-21 Beta Ct, San Ramon, CA 94583
Industrial/commercial building with five unit addresses, roll-up access, and NNN occupancy.
Property Size9,600 SF
Days on Market5
Property Features for 13-21 Beta Ct
General Information
Standard status
Active
Size
9,600 SF
Property subtype
Comm Ind For Sale
Building Details
Building Size
9,600 SF
Year Built
1979
Listing Agency:
Adams Adams & Morris
Listed By:
Morgan Morris · License #02071662
(510) 537-4314
Source:
Remaxaccord
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 20 at 12:27PM
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 Adams Adams & Morris
Investment Insights
Based on property information with market context.
This 1979 flex property contains approximately 9,600 square feet across a multi-tenant industrial/commercial building on 0.63 acres. The layout includes five individual unit addresses and five roll-up doors, supporting separate tenant operations. Three tenants occupy the building under NNN leases, and the property is 100% leased. On-site parking includes 23 stalls, with additional street parking available.
The property is located within 1 mile of the 680 freeway, providing access to San Ramon, Danville, Dublin, and the broader East Bay Area. It is zoned PDR under the San Ramon Village Specific Plan; acceptable uses should be independently verified.
The property is located within 1 mile of the 680 freeway, providing access to San Ramon, Danville, Dublin, and the broader East Bay Area. It is zoned PDR under the San Ramon Village Specific Plan; acceptable uses should be independently verified.
Key Highlights
- Approximately 9,600 square feet on 0.63 acres
- Three‑tenant building with 100% leased occupancy on a NNN basis
- Five individual unit addresses and five roll‑up doors
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
$245,490
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
7.92%
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%
$4,909,800
$4.9M
Cap Rate 7%
$3,507,000
$3.5M
Cap Rate 9%
$2,727,667
$2.7M
Market Conditions
NOI Build-Up for 9,600 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
$374.4K $39.00/SF
− Vacancy
−$23.7K −$2.47/SF
EGI
$350.7K $36.53/SF
− OpEx
−$105.2K −$10.96/SF
NOI
$245.5K $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%
$4,909,800
Cap Rate 7%
$3,507,000
Cap Rate 9%
$2,727,667
Alternative Uses
Best Use
Retail
$3.51M
$3.07M – $4.09M
NOI $245,490 @ 7.0% cap · market cap 7.92%
Second Best
Flex RnD
$2.07M
$1.81M – $2.42M
NOI $145,159 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$3.63M
$3.18M – $4.23M
NOI $254,016 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,904
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94583, CA
38,444
Population
14,208
Households
2.7
Avg Household Size
41
Median Age
64%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
1,813
Density / Sq Mi
$184,033
Median Household Income
$97,697
Median Earnings
$2,973
Median Rent
$1,234,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- ABC Ventures — 2411 Old Crow Canyon Rd STE 105, San Ramon, CA 94583
- Savouries and Sweets Catering — 12919 Alcosta Blvd #6, San Ramon, CA 94583, United States
Frequently Asked Questions
What type of property is this?
Flex space - Industrial/commercial building with five unit addresses, roll-up access, and NNN occupancy.
Where is this flex space located?
The property is located at 13-21 Beta Ct San Ramon, 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: Approximately 9,600 square feet on 0.63 acres; Three‑tenant building with 100% leased occupancy on a NNN basis; Five individual unit addresses and five roll‑up doors
