Multi-Tenant Flex
New
For Sale
$3,100,000
13 21 Beta Ct, San Ramon, CA 94583
Flexible commercial layout with established occupants, individual roll-up access, on-site parking, and NNN leases.
Property Size9,600 SF
Lot Size0.63 Acres
Price / SF$322.92
Days on Market5
Property Features for 13 21 Beta Ct
General Information
Standard status
Active
Size
9,600 SF
Total Parking Spaces
23
Lot size
0.63 Acres
Property subtype
COMMERCIAL
Zoning
PDR
Occupancy
100%
Additional Details
Highway Access
Yes
Amenities
roll-up doors
Building Details
Year Built
1979
Buildings
1
Building Size
9,600 SF
Tenancy
Multi
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 10:37AM
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 flex property comprises an approximately 9,600-square-foot commercial building on 0.63 acres, configured for three tenants across five individual unit addresses. Five roll-up doors support separate access, while 23 on-site parking spaces serve the building; additional street parking is available. The property was built in 1979 and is fully leased on a NNN basis to Diablo, Smog King, and The Upholstery Shop.
The site is within 1 mile of the 680 freeway, providing access to San Ramon, Danville, Dublin, and the broader East Bay Area. Zoning is PDR under the San Ramon Village Specific Plan, with acceptable uses subject to buyer verification. The multi-tenant arrangement combines separate spaces with shared parking and flexible commercial functionality.
The site is within 1 mile of the 680 freeway, providing access to San Ramon, Danville, Dublin, and the broader East Bay Area. Zoning is PDR under the San Ramon Village Specific Plan, with acceptable uses subject to buyer verification. The multi-tenant arrangement combines separate spaces with shared parking and flexible commercial functionality.
Key Highlights
- Approximately 9,600 square feet on 0.63 acres
- Three established tenants under 100% NNN occupancy
- 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
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
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
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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 - Flexible commercial layout with established occupants, individual roll-up access, on-site parking, and NNN leases.
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 established tenants under 100% NNN occupancy; Five individual unit addresses and five roll‑up doors
