Richmond Industrial/Creative Infill
For Sale
$699,000
265 15th Street, Richmond, CA 94801
Flexible mixed-use building near Richmond BART & Amtrak.
Property Size2,700 SF
Price / SF$258.89
Days on Market106
Property Features for 265 15th Street
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1917
Listing Agency:
CapWise Commercial Advisors, Inc
(916) 899-1738
Listed By:
Benjamin D Faubion · License #01946163
(916) 899-1738
Source:
Exitrealty
Added: May 16
Changed: Aug 25
Last Checked: Aug 28 at 8:36AM
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 CapWise Commercial Advisors, Inc
Investment Insights
Based on property information with market context.
The property at 265 15th Street in Richmond, California, offers a flexible industrial and creative infill opportunity. The building has a size of approximately 2,700 square feet and combines warehouse, office, mezzanine, and potential live/work functionality. This creates an adaptable environment suitable for various users and business types. The property benefits from T5 Core zoning, which allows for commercial, industrial, residential, and community-oriented uses. The location is near Richmond BART and Amtrak, providing direct Bay Area connectivity. The surrounding area is experiencing reinvestment driven by transit-oriented development and growing demand for infill industrial product. This property presents an opportunity for an owner-user, investor, or creative operator seeking a strategically located Bay Area asset with long-term flexibility and upside potential.
Key Highlights
- Flexible T5 Core zoning allows for commercial, industrial, residential, and community‑oriented uses.
- Located steps from Richmond BART & Amtrak, providing direct Bay Area connectivity.
- ±2,700 SF building with warehouse, office, mezzanine, and potential live/work functionality.**
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
$35,012
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
5.01%
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%
$700,240
$700.2K
Cap Rate 7%
$500,171
$500.2K
Cap Rate 9%
$389,022
$389.0K
Market Conditions
NOI Build-Up for 2,700 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
$61.6K $22.80/SF
− Vacancy
−$5.5K −$2.05/SF
EGI
$56.0K $20.75/SF
− OpEx
−$21.0K −$7.78/SF
NOI
$35.0K $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%
$700,240
Cap Rate 7%
$500,171
Cap Rate 9%
$389,022
Alternative Uses
Best Use
Mixed Use
$500.2K
$437.7K – $583.5K
NOI $35,012 @ 7.0% cap · market cap 5.01%
Second Best
Office B
$478.3K
$418.5K – $558.0K
NOI $33,479 @ 7.0% cap · market cap 4.79%
Theoretical Best
Multifamily LT 5
$645.0K
$564.4K – $752.5K
NOI $45,151 @ 7.0% cap · market cap 6.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,270
Businesses Nearby
Explore this area
Business Placement
Demographics for 94801, CA
33,486
Population
11,012
Households
3
Avg Household Size
34
Median Age
19%
College-Educated
69%
High-School Grad
11.5 sq mi
ZIP Area
2,912
Density / Sq Mi
$75,786
Median Household Income
$40,435
Median Earnings
$1,608
Median Rent
$593,500
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?
Mixed-use property - Flexible mixed-use building near Richmond BART & Amtrak.
Where is this mixed-use property located?
The property is located at 265 15th Street Richmond, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Flexible T5 Core zoning allows for commercial, industrial, residential, and community‑oriented uses.; Located steps from Richmond BART & Amtrak, providing direct Bay Area connectivity.; ±2,700 SF building with warehouse, office, mezzanine, and potential live/work functionality.**
