Medical Office For
For Sale
$375,000
2250 Gladstone Dr #4 #4, Pittsburg, CA 94565
Dental office setup, suitable for medical practices.
Property Size1,500 SF
Price / SF$250
Days on Market407
Property Features for 2250 Gladstone Dr #4 #4
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Commercial
Amenities
Tile Roof
Building Details
Year Built
1981
Listing Agency:
EXP REALTY OF CALIFORNIA INC.
(888) 584-9427
Listed By:
ROBERT BURTON · License #01009170
Source:
Corcoran
Added: Jul 12, 2025
Changed: Aug 16
Last Checked: Aug 22 at 7:13AM
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 EXP REALTY OF CALIFORNIA INC.
Investment Insights
Based on property information with market context.
This 1500 square foot property presents an opportunity to own an office space suitable for medical practices. The property is already set up as a dental office, offering a potential advantage for a new dentist or an existing practice looking to expand. The building also houses other medical practices. The property is located in Pittsburg, CA.
Key Highlights
- Established dental office setup ready for immediate use.
- Excellent location suitable for a new or existing dental practice.
- Owner May Carry (OMC) financing option available.
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
$27,122
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
7.23%
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%
$542,440
$542.4K
Cap Rate 7%
$387,457
$387.5K
Cap Rate 9%
$301,356
$301.4K
Market Conditions
NOI Build-Up for 1,500 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
$44.1K $29.40/SF
− Vacancy
−$7.9K −$5.29/SF
EGI
$36.2K $24.11/SF
− OpEx
−$9.0K −$6.03/SF
NOI
$27.1K $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%
$542,440
Cap Rate 7%
$387,457
Cap Rate 9%
$301,356
Alternative Uses
Best Use
Office B
$387.5K
$339.0K – $452.0K
NOI $27,122 @ 7.0% cap · market cap 7.23%
Second Best
Healthcare Medical
$317.6K
$277.9K – $370.6K
NOI $22,235 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$567.0K
$496.1K – $661.5K
NOI $39,690 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94565, CA
100,341
Population
31,173
Households
3.2
Avg Household Size
35
Median Age
22%
College-Educated
78%
High-School Grad
45.3 sq mi
ZIP Area
2,215
Density / Sq Mi
$95,035
Median Household Income
$44,149
Median Earnings
$2,145
Median Rent
$563,300
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?
Medical Office Space - Dental office setup, suitable for medical practices.
Where is this medical office space located?
The property is located at 2250 Gladstone Dr #4 #4 Pittsburg, CA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Established dental office setup ready for immediate use.; Excellent location suitable for a new or existing dental practice.; Owner May Carry (OMC) financing option available.
