Commercial Office Building with
For Sale
$799,000
2800 Lone Tree Way, Antioch, CA 94509
Single-story office building with ample parking and flexible layout.
Property Size2,128 SF
Lot Size0.19 Acres
Price / SF$375.47
Days on Market210
Property Features for 2800 Lone Tree Way
General Information
Standard status
Active
Size
2,128 SF
Lot size
0.19 Acres
Property subtype
Commercial
Building Details
Year Built
1981
Listing Agency:
LONE TREE REAL ESTATE
(925) 778-3663
Listed By:
CAROLE HUINER · License #01113347
Source:
Corcoran
Added: Jan 10
Changed: Aug 8
Last Checked: Aug 8 at 6:08AM
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 LONE TREE REAL ESTATE
Investment Insights
Based on property information with market context.
This classic brick, single-story commercial office building offers a prime location with proximity to Highway 4 exits and a bus stop situated directly in front of the property. The building is ADA compliant and encompasses 2,128 square feet, set on an 8,250 square foot lot. It features two separate entrances and provides 14 parking spaces distributed across front and rear lots, including an extra-long parking space suitable for an RV. Inside, there is a large waiting room with a built-in reception area, three bathrooms (plumbed for a fourth), eight private offices, six large storage rooms, a utility room, and a digital X-ray room. The office layout is designed to be easily divisible into halves or three-quarters due to the presence of two entrances. The property is located in Antioch, CA.
Key Highlights
- Prime location near Hwy 4 exits and public transportation.
- Two separate entrances allow for flexible office layout and potential division.
- Ample parking with 14 spaces plus an extra‑long RV parking space.
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
$30,471
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
3.81%
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%
$609,420
$609.4K
Cap Rate 7%
$435,300
$435.3K
Cap Rate 9%
$338,567
$338.6K
Market Conditions
NOI Build-Up for 2,128 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
$54.9K $25.80/SF
− Vacancy
−$14.3K −$6.71/SF
EGI
$40.6K $19.09/SF
− OpEx
−$10.2K −$4.77/SF
NOI
$30.5K $14.32/SF
Area
Antioch, CA
Vacancy
26.00%
Lease Rate
$25.80 /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%
$609,420
Cap Rate 7%
$435,300
Cap Rate 9%
$338,567
Alternative Uses
Best Use
Office B
$435.3K
$380.9K – $507.9K
NOI $30,471 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$644.6K
$564.0K – $752.0K
NOI $45,122 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
885
Businesses Nearby
Explore this area
Business Placement
Demographics for 94509, CA
69,931
Population
24,048
Households
2.9
Avg Household Size
36
Median Age
19%
College-Educated
82%
High-School Grad
17.4 sq mi
ZIP Area
4,019
Density / Sq Mi
$81,512
Median Household Income
$42,401
Median Earnings
$2,052
Median Rent
$565,300
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?
Office building - Single-story office building with ample parking and flexible layout.
Where is this office building located?
The property is located at 2800 Lone Tree Way Antioch, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Prime location near Hwy 4 exits and public transportation.; Two separate entrances allow for flexible office layout and potential division.; Ample parking with 14 spaces plus an extra‑long RV parking space.
