Flex Space with Industrial
New
For Sale
$1,775,000
253 S 25th Street, Richmond, CA 94804
Versatile property combines residential accommodations with substantial workspace and industrial utility.
Property Size6,468 SF
Days on Market4
Property Features for 253 S 25th Street
General Information
Standard status
Active
Size
6,468 SF
Total Parking Spaces
8
Property subtype
Mixed Use
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Drive-In Doors
3
Power
400 amps
Three-Phase Power
Yes
Amenities
kitchen/break room
laundry area
courtyard
shed
perimeter fence
automatic gate
Building Details
Building Size
6,468 SF
Year Built
1982
Listing Agency:
Compass
Listed By:
Christopher Stein
(415) 660-9955
Source:
Bonniespindler
Added: Sep 4
Changed: Sep 6
Last Checked: Sep 6 at 6:46AM
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.
Built in 1982, this 6,468-square-foot flex property combines residential accommodations with a substantial industrial-style workspace. The residential component includes one conforming 1-bedroom/1-bath unit and two additional non-conforming units, each with refreshed kitchens and bathrooms. The commercial area includes three roll-up doors, a 400-amp, three-phase electrical service, high-pressure compressed air, extensive exhaust equipment, industrial lighting, tall ceilings, and multiple skylights. An expansive loft, kitchen/break room, laundry area, two half bathrooms, and a full bathroom with shower stall add functional support space.
The property includes eight parking spaces, perimeter fencing, an automatic gate, and a separately fenced outdoor area with a built-out shed. A landscaped courtyard provides additional outdoor space. Located at 253 S 25th Street in Richmond, the property is near Boorman Park in a South Richmond setting where residential, commercial, and industrial uses converge. Residential and non-conforming unit uses remain subject to applicable zoning and regulatory requirements.
The property includes eight parking spaces, perimeter fencing, an automatic gate, and a separately fenced outdoor area with a built-out shed. A landscaped courtyard provides additional outdoor space. Located at 253 S 25th Street in Richmond, the property is near Boorman Park in a South Richmond setting where residential, commercial, and industrial uses converge. Residential and non-conforming unit uses remain subject to applicable zoning and regulatory requirements.
Key Highlights
- 6,468‑square‑foot flex property built in 1982
- One conforming 1‑bedroom/1‑bath unit plus two non‑conforming units
- Industrial workspace with three commercial‑style roll‑up doors
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
$83,874
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
4.73%
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%
$1,677,480
$1.7M
Cap Rate 7%
$1,198,200
$1.2M
Cap Rate 9%
$931,933
$931.9K
Market Conditions
NOI Build-Up for 6,468 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
$147.5K $22.80/SF
− Vacancy
−$13.3K −$2.05/SF
EGI
$134.2K $20.75/SF
− OpEx
−$50.3K −$7.78/SF
NOI
$83.9K $12.97/SF
Area
Richmond, CA
Vacancy
9.00%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
37.50%
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%
$1,677,480
Cap Rate 7%
$1,198,200
Cap Rate 9%
$931,933
Alternative Uses
Best Use
Mixed Use
$1.20M
$1.05M – $1.40M
NOI $83,874 @ 7.0% cap · market cap 4.73%
Second Best
Office B
$1.15M
$1.00M – $1.34M
NOI $80,202 @ 7.0% cap · market cap 4.52%
Theoretical Best
Multifamily LT 5
$1.55M
$1.35M – $1.80M
NOI $108,163 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,265
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94804, CA
45,108
Population
16,659
Households
2.7
Avg Household Size
37
Median Age
32%
College-Educated
78%
High-School Grad
6.5 sq mi
ZIP Area
6,940
Density / Sq Mi
$86,430
Median Household Income
$46,473
Median Earnings
$1,825
Median Rent
$618,000
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?
Flex space - Versatile property combines residential accommodations with substantial workspace and industrial utility.
Where is this flex space located?
The property is located at 253 S 25th Street Richmond, CA.
What is the asking price?
The asking price for this property is $1,775,000.
What are key features of this property?
This property features: 6,468‑square‑foot flex property built in 1982; One conforming 1‑bedroom/1‑bath unit plus two non‑conforming units; Industrial workspace with three commercial‑style roll‑up doors
