Historic Office Building with Spiral
For Sale
$749,000
2131 San Pablo Avenue, Pinole, CA 94564
SINGLE_FAMILY - Pinole, CA
Property Size2,652 SF
Lot Size0.14 Acres
Price / SF$282.43
Days on Market1052
Property Features for 2131 San Pablo Avenue
General Information
Property type
Residential
Property subtype
Office
Directions
Call/text Kelly 415-619-1728, or Derren 909-905-5114, [email protected]
Subdivision
Pinole
Standard status
Active
APN
4011610088
Size
2,652 SF
Lot size
0.14 Acres
Listing Agency:
Compass
(415) 660-9955
Listed By:
Kelly D Minchen
(415) 619-1728
Added: Sep 22, 2023
Changed: Jun 16
Last Checked: Aug 8 at 7:06AM
MLS# 423912532
Copyright © 2026 San Francisco Association of REALTORS. 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 historic commercial office building was built in the late 1800s as one of the area’s first churches, and it retains distinctive architectural character throughout. Inside, you’ll find high ceilings, large stained-glass windows, classical fixtures, and a grand spiral staircase. The interior also includes a vintage-inspired kitchen featuring a charming stove, along with office and conference rooms designed to support both focused work and client-facing meetings. A reception area and two bathrooms round out the layout for day-to-day operations.
The property is located at 2131 San Pablo Avenue in Old Town Pinole, in Contra Costa County. Public remarks note attractive curb appeal and proximity to local cafes and shopping, with the scenic coastline nearby.
For buyers seeking a stand-alone office environment with period details and a ready-to-work configuration, this space offers a practical mix of reception, private office, and meeting areas. The two-bath setup and dedicated office and conference rooms can support professional services, team-based operations, or a professional office that benefits from an immediately recognizable, historic setting. The listing is back on market with no fault of the property.
The property is located at 2131 San Pablo Avenue in Old Town Pinole, in Contra Costa County. Public remarks note attractive curb appeal and proximity to local cafes and shopping, with the scenic coastline nearby.
For buyers seeking a stand-alone office environment with period details and a ready-to-work configuration, this space offers a practical mix of reception, private office, and meeting areas. The two-bath setup and dedicated office and conference rooms can support professional services, team-based operations, or a professional office that benefits from an immediately recognizable, historic setting. The listing is back on market with no fault of the property.
Key Highlights
- Prime location in desirable Old Town Pinole, close to cafes, shopping, and the coastline.
- Unique historical building, originally one of the area's first churches (built in the late 1800s).
- Light‑filled interior with high ceilings and large stained glass windows.
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
$47,951
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
6.40%
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%
$959,020
$959.0K
Cap Rate 7%
$685,014
$685.0K
Cap Rate 9%
$532,789
$532.8K
Market Conditions
NOI Build-Up for 2,652 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
$78.0K $29.40/SF
− Vacancy
−$14.0K −$5.29/SF
EGI
$63.9K $24.11/SF
− OpEx
−$16.0K −$6.03/SF
NOI
$48.0K $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%
$959,020
Cap Rate 7%
$685,014
Cap Rate 9%
$532,789
Alternative Uses
Best Use
Office B
$685.0K
$599.4K – $799.2K
NOI $47,951 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.00M
$877.2K – $1.17M
NOI $70,172 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
965
Businesses Nearby
Explore this area
Business Placement
Demographics for 94564, CA
19,024
Population
7,285
Households
2.6
Avg Household Size
44
Median Age
39%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,798
Density / Sq Mi
$120,833
Median Household Income
$55,841
Median Earnings
$2,738
Median Rent
$697,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office conversion with stained-glass windows, reception area, and flexible rooms set inside a late-1800s landmark.
Where is this office building located?
The property is located at 2131 San Pablo Avenue Pinole, CA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Prime location in desirable Old Town Pinole, close to cafes, shopping, and the coastline.; Unique historical building, originally one of the area's first churches (built in the late 1800s).; Light‑filled interior with high ceilings and large stained glass windows.
