Mixed-Use Property with
For Sale
$4,000,000
256167 El Camino Real, Redwood City, CA 94061
Two ground-floor retail/commercial spaces plus four residential units with 13 on-site parking spaces and access from two streets.
Property Size6,385 SF
Price / SF$626.47
Days on Market196
Property Features for 256167 El Camino Real
General Information
Standard status
Active
Size
6,385 SF
Total Parking Spaces
13
Property subtype
Multi-family
Additional Details
Road Access
Yes
Building Details
Year Built
1954
Tenancy
Multi
Listing Agency:
Goodview Financial & Real Estate
Listed By:
Ying Wei
(714) 497-3550
Source:
Sevengables
Added: Feb 28
Changed: Sep 10
Last Checked: Sep 12 at 11:04AM
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 Goodview Financial & Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes two ground-floor retail/commercial spaces and four residential units. The commercial portion consists of approximately 1,650 sq. ft. and 1,500 sq. ft., providing flexible space for a variety of business uses. The residential component includes one upstairs 2-bedroom/1-bath unit, one upstairs 1-bedroom/1-bath unit, and two downstairs non-conforming 1-bedroom/1-bath units.
The property offers 13 on-site parking spaces and convenient access from two streets, supporting day-to-day operations for both commercial and residential tenants.
With retail and residential components under one roof, the layout provides diversified income streams within a single mixed-use asset.
The property offers 13 on-site parking spaces and convenient access from two streets, supporting day-to-day operations for both commercial and residential tenants.
With retail and residential components under one roof, the layout provides diversified income streams within a single mixed-use asset.
Key Highlights
- 1954‑built mixed‑use property with two ground‑floor retail/commercial spaces and four residential units
- Commercial spaces total about 3,150 sq.ft.: approx. 1,650 sq.ft. and 1,500 sq.ft.
- Residential layout includes one upstairs 2BD/1BA unit and one upstairs 1BD/1BA unit
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
$206,259
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
5.16%
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%
$4,125,180
$4.1M
Cap Rate 7%
$2,946,557
$2.9M
Cap Rate 9%
$2,291,767
$2.3M
Market Conditions
NOI Build-Up for 6,385 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
$438.3K $68.64/SF
− Vacancy
−$108.3K −$16.95/SF
EGI
$330.0K $51.69/SF
− OpEx
−$123.8K −$19.38/SF
NOI
$206.3K $32.30/SF
Area
San Mateo County, CA
Vacancy
24.70%
Lease Rate
$68.64 /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%
$4,125,180
Cap Rate 7%
$2,946,557
Cap Rate 9%
$2,291,767
Alternative Uses
Best Use
Mixed Use
$2.95M
$2.58M – $3.44M
NOI $206,259 @ 7.0% cap · market cap 5.16%
Second Best
Multifamily LT 5
$2.65M
$2.32M – $3.09M
NOI $185,547 @ 7.0% cap · market cap 4.64%
Theoretical Best
Warehouse
$5.07M
$4.44M – $5.92M
NOI $355,018 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,253
Businesses Nearby
Explore this area
Business Placement
Demographics for 94061, CA
36,704
Population
14,122
Households
2.6
Avg Household Size
38
Median Age
51%
College-Educated
87%
High-School Grad
3.9 sq mi
ZIP Area
9,411
Density / Sq Mi
$141,599
Median Household Income
$66,388
Median Earnings
$2,818
Median Rent
$1,938,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two ground-floor retail/commercial spaces plus four residential units with 13 on-site parking spaces and access from two streets.
Where is this mixed-use property located?
The property is located at 256167 El Camino Real Redwood City, CA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 1954‑built mixed‑use property with two ground‑floor retail/commercial spaces and four residential units; Commercial spaces total about 3,150 sq.ft.: approx. 1,650 sq.ft. and 1,500 sq.ft.; Residential layout includes one upstairs 2BD/1BA unit and one upstairs 1BD/1BA unit
