Ground-Floor Office Condo
For Sale
$250,000
2089 Vale Road, San Pablo, CA 94806
Ground-floor office condo with private entrance, lobby reception area, multiple private rooms, and a private restroom.
Property Size910 SF
Price / SF$274.73
Days on Market54
Property Features for 2089 Vale Road
General Information
Standard status
Active
Size
910 SF
Property subtype
Office
Amenities
3
Linoleum
Composition
Professional Center, City Road.
Building Details
Year Built
1981
Listing Agency:
(415) 847-5669
Listed By:
Compass
(415) 847-5669
Source:
Xome
Added: Jun 20
Changed: Aug 11
Last Checked: Aug 12 at 4:08AM
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.
This ground-floor office condo suite offers a professional, single-level layout with step-free access. The space includes a welcoming lobby with a built-in reception desk, multiple private rooms suited for offices or consultation areas, built-in cabinet storage throughout, and a private restroom.
The suite has dual access for convenient client and staff flow, including a dedicated entrance from the parking lot and a secondary interior building entrance that connects to the broader professional campus.
Configured at approximately 900 square feet, the suite is sized for a boutique practice or small professional team and is designed to balance front-of-house client presentation with back-of-house functionality.
The suite has dual access for convenient client and staff flow, including a dedicated entrance from the parking lot and a secondary interior building entrance that connects to the broader professional campus.
Configured at approximately 900 square feet, the suite is sized for a boutique practice or small professional team and is designed to balance front-of-house client presentation with back-of-house functionality.
Key Highlights
- 900 SF ground‑floor office condo in a professional center
- Built‑in reception desk in the lobby area
- Multiple private rooms suitable for offices or consultation spaces
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
Healthcare Medical
$192.7K
$168.6K – $224.8K
NOI $13,489 @ 7.0% cap · market cap 5.40%
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
Property Profile
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 - Ground-floor office condo with private entrance, lobby reception area, multiple private rooms, and a private restroom.
Where is this office units located?
The property is located at 2089 Vale Road 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: 900 SF ground‑floor office condo in a professional center; Built‑in reception desk in the lobby area; Multiple private rooms suitable for offices or consultation spaces
