Fenced Flex Industrial
For Sale
$2,650,000
16440 Ashland, San Lorenzo, CA 94580
COMMERCIAL - San Lorenzo, CA
Property Size8,000 SF
Lot Size0.63 Acres
Price / SF$331.25
Days on Market111
Property Features for 16440 Ashland
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
880 to 238 East to Ashland Avenue north
Standard status
Active
APN
080C049300206
Lot size
0.63 Acres
Building Details
Year built
1962
Listing Agency:
Keller Williams Pacific Estate · Keller Williams Realty
(562) 513-7800
Listed By:
Lauren Coombs · License #01460830
(562) 212-2879
Added: Apr 21
Changed: Aug 4
Last Checked: Aug 9 at 2:06AM
MLS# PW26085830
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex industrial property includes a +/-8,000 SF concrete tilt-up and block building on a +/-27,518 SF triangular lot. The fully fenced site provides a secured yard, while the building offers 18' clear height, 2 drive-in doors expandable to 5, fire sprinklers, and three restrooms. Approximately 2,500 SF of office space has been recently remodeled, and building and site improvements have been completed throughout.
The property is located in unincorporated Alameda County and backs directly to BART. Access is available to I-580, I-880, and I-238, with Castro Valley, Hayward, and Oakland International Airport minutes away. Light industrial zoning supports a wide variety of uses, including trucking, distribution, contractor, service, and fleet-based operations. The site is also within a federally designated Qualified Opportunity Zone.
The property is located in unincorporated Alameda County and backs directly to BART. Access is available to I-580, I-880, and I-238, with Castro Valley, Hayward, and Oakland International Airport minutes away. Light industrial zoning supports a wide variety of uses, including trucking, distribution, contractor, service, and fleet-based operations. The site is also within a federally designated Qualified Opportunity Zone.
Key Highlights
- +/-8,000 SF industrial building on a +/-27,518 SF triangular lot
- Fully fenced property with a secured yard
- 18' clear height with 2 drive‑in doors expandable to 5
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
$161,673
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
6.10%
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%
$3,233,460
$3.2M
Cap Rate 7%
$2,309,614
$2.3M
Cap Rate 9%
$1,796,367
$1.8M
Market Conditions
NOI Build-Up for 8,000 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
$289.0K $36.12/SF
− Vacancy
−$73.4K −$9.17/SF
EGI
$215.6K $26.95/SF
− OpEx
−$53.9K −$6.74/SF
NOI
$161.7K $20.21/SF
Area
Alameda County, CA
Vacancy
25.40%
Lease Rate
$36.12 /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%
$3,233,460
Cap Rate 7%
$2,309,614
Cap Rate 9%
$1,796,367
Alternative Uses
Best Use
Office B
$2.31M
$2.02M – $2.69M
NOI $161,673 @ 7.0% cap · market cap 6.10%
Second Best
Warehouse
$1.74M
$1.53M – $2.03M
NOI $122,074 @ 7.0% cap · market cap 4.61%
Theoretical Best
Retail
$36.47M
$31.91M – $42.55M
NOI $2,553,012 @ 7.0% cap · market cap 96.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
2
Drive-in doors
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94580, CA
29,590
Population
9,067
Households
3.3
Avg Household Size
39
Median Age
26%
College-Educated
83%
High-School Grad
3.3 sq mi
ZIP Area
8,967
Density / Sq Mi
$110,106
Median Household Income
$52,790
Median Earnings
$2,164
Median Rent
$820,100
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?
Flex space - Concrete flex space with a secured yard, drive-in access, remodeled offices, and light industrial zoning.
Where is this flex space located?
The property is located at 16440 Ashland San Lorenzo, CA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: +/-8,000 SF industrial building on a +/-27,518 SF triangular lot; Fully fenced property with a secured yard; 18' clear height with 2 drive‑in doors expandable to 5
