Industrial Live-Work
For Sale
$1,775,000
253 S 25th Street, Richmond, CA 94804
Commercial Sale, Richmond, CA
Property Size6,468 SF
Lot Size0.40 Acres
Price / SF$274.43
Days on Market62
Property Features for 253 S 25th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
8
Parking features
Open, Secured, Covered
Interior features
Other Walls
Lot features
Dead End, Dead End
Directions
Northbound on S23rd St. to Right at Maine then left on S25th St.
Subdivision
Richmond-South
Standard status
Active
APN
5490200762
Size
6,468 SF
Lot size
0.40 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Amenities
kitchen/break room
laundry area
courtyard
Building Details
Year built
1982
Flooring type
Concrete
Building materials
Concrete, Frame, Glass, Steel Siding, Wood Siding, Sheetrock, Wood
Roof type
Composition, Shingle
Additional Structures
Other
Listing Agency:
Compass
(415) 660-9955
Listed By:
Christopher Stein
(415) 328-0792
Added: Jul 6
Changed: Sep 4
Last Checked: Sep 5 at 1:06AM
MLS# 426160208
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.
Built in 1982, this 6,468-square-foot live-work property combines residential accommodations with a substantial industrial workspace. The layout includes one conforming one-bedroom, one-bath unit and two additional non-conforming units, each with refreshed kitchens and bathrooms. Commercial improvements include three roll-up doors, 400-amp three-phase electrical service, distributed high-pressure compressed air, multiple exhaust fans, industrial lighting, tall ceilings, and skylights. An expansive loft, kitchen and break room, laundry area, two half bathrooms, and a full bathroom with shower stall add functional support space.
The 0.4017-acre property is enclosed by a perimeter fence with an automatic gate and provides eight parking spaces. A separately fenced outdoor section contains a built-out shed, while a landscaped courtyard offers additional exterior space. Public sewer, composition and shingle roofing, concrete flooring, and cable availability are also present. The property is located at 253 S 25th Street in Richmond, near Boorman Park, within an area where residential, commercial, and industrial uses converge.
The 0.4017-acre property is enclosed by a perimeter fence with an automatic gate and provides eight parking spaces. A separately fenced outdoor section contains a built-out shed, while a landscaped courtyard offers additional exterior space. Public sewer, composition and shingle roofing, concrete flooring, and cable availability are also present. The property is located at 253 S 25th Street in Richmond, near Boorman Park, within an area where residential, commercial, and industrial uses converge.
Key Highlights
- 6,468‑square‑foot live‑work property on 0.4017 acres
- One conforming 1‑bedroom/1‑bath unit plus two non‑conforming units
- Three commercial‑style roll‑up doors with 400‑amp, three‑phase electrical service
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
Yes
Heavy power
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,265
Businesses Nearby
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?
Live-work space - Flexible residential and commercial configuration with industrial utility, secured parking, and fenced outdoor areas.
Where is this live-work 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 live‑work property on 0.4017 acres; One conforming 1‑bedroom/1‑bath unit plus two non‑conforming units; Three commercial‑style roll‑up doors with 400‑amp, three‑phase electrical service
