Ground-Floor Office
For Sale
$250,000
14-2089 Vale Rd, San Pablo, CA 94806
Single-level suite with private rooms, built-in storage, and dual access for client and building entry.
Property Size910 SF
Price / SF$274.73
Days on Market88
Property Features for 14-2089 Vale Rd
General Information
Standard status
Active
Size
910 SF
Additional Details
Floor
Ground Floor
Listing Agency:
Compass
(510) 339-6460
Listed By:
Mark R. Chow · License #01347820
(415) 847-5669
Source:
Exprealty
Added: Jun 22
Changed: Sep 7
Last Checked: Sep 17 at 6:11AM
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
Investment Insights
Based on property information with market context.
Ground-floor office condo offering 910 square feet in a professional setting. The single-level, step-free layout includes a welcoming lobby with a built-in reception desk, multiple private rooms, built-in cabinet storage, and a private restroom. The configuration supports front-of-house client presentation alongside practical back-of-house operations.
The suite has dual access, with a dedicated entrance from the parking lot and a secondary interior building entrance connecting to the broader professional campus. Its compact layout is described as suitable for a boutique practice or small professional team, with potential applications including medical, dental, legal, financial, or consulting services.
The suite has dual access, with a dedicated entrance from the parking lot and a secondary interior building entrance connecting to the broader professional campus. Its compact layout is described as suitable for a boutique practice or small professional team, with potential applications including medical, dental, legal, financial, or consulting services.
Key Highlights
- 910 SF ground‑floor office condo
- Single‑level, step‑free configuration
- Lobby with built‑in reception desk
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
$16,454
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
6.58%
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%
$329,080
$329.1K
Cap Rate 7%
$235,057
$235.1K
Cap Rate 9%
$182,822
$182.8K
Market Conditions
NOI Build-Up for 910 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
$26.8K $29.40/SF
− Vacancy
−$4.8K −$5.29/SF
EGI
$21.9K $24.11/SF
− OpEx
−$5.5K −$6.03/SF
NOI
$16.5K $18.08/SF
Area
Contra Costa County, CA
Vacancy
18.00%
Lease Rate
$29.40 /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%
$329,080
Cap Rate 7%
$235,057
Cap Rate 9%
$182,822
Alternative Uses
Best Use
Office B
$235.1K
$205.7K – $274.2K
NOI $16,454 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$344.0K
$301.0K – $401.3K
NOI $24,079 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,402
Businesses Nearby
Explore this area
Business Placement
Demographics for 94806, CA
64,589
Population
21,360
Households
3
Avg Household Size
36
Median Age
23%
College-Educated
79%
High-School Grad
7.9 sq mi
ZIP Area
8,176
Density / Sq Mi
$82,818
Median Household Income
$43,355
Median Earnings
$2,013
Median Rent
$582,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Single-level suite with private rooms, built-in storage, and dual access for client and building entry.
Where is this office units located?
The property is located at 14-2089 Vale Rd San Pablo, CA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 910 SF ground‑floor office condo; Single‑level, step‑free configuration; Lobby with built‑in reception desk
