Mixed-Use Income
For Sale
$2,850,000
315 25Th St, Richmond, CA 94804
21-unit mixed-use property with three commercial units and residential studios and apartments on a corner lot.
Property Size14,168 SF
Price / SF$201.16
Days on Market54
Property Features for 315 25Th St
General Information
Standard status
Active
Size
14,168 SF
Property subtype
Multi Family
Building Details
Year Built
1912
Listing Agency:
The Pinza Group, Inc
(510) 725-4775
Listed By:
David Howarth · License #01360348
(510) 822-1331
Source:
Exitrealty
Added: Jul 14
Changed: Sep 2
Last Checked: Sep 4 at 1:07PM
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 The Pinza Group, Inc
Investment Insights
Based on property information with market context.
This 21-unit mixed-use income property includes three commercial units and residential units featuring nine studios, five 1-bedroom units, and four 2-bedroom units. The building was originally constructed in 1912 and has seen remodels over time, including updated electric systems and a newer roof. Units and building components are described as being in great condition with no deferred maintenance, and the property is offered as turn-key.
The property is located on a 5,000 square foot corner lot and provides separate metering for electric and gas. Public remarks also note the property is easy to maintain and is described as almost fully occupied, supporting stable cash flow.
For practical operations, the property is separately metered and includes both commercial and residential space in a single asset with an existing unit mix designed for multiple income streams.
The property is located on a 5,000 square foot corner lot and provides separate metering for electric and gas. Public remarks also note the property is easy to maintain and is described as almost fully occupied, supporting stable cash flow.
For practical operations, the property is separately metered and includes both commercial and residential space in a single asset with an existing unit mix designed for multiple income streams.
Key Highlights
- 21‑unit mixed‑use property on a 5,000 SF corner lot, built in 1912.
- Approx. 14,168 SF rental space with a unit mix of 3 commercial units, 9 studios, five 1BD/1BTH, and four 2BD/1BTH.
- Current cap rate is 9.56% and current GRM is 7.05.
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
$205,239
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
7.20%
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%
$4,104,780
$4.1M
Cap Rate 7%
$2,931,986
$2.9M
Cap Rate 9%
$2,280,433
$2.3M
Market Conditions
NOI Build-Up for 14,168 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
$396.1K $27.96/SF
− Vacancy
−$23.0K −$1.62/SF
EGI
$373.2K $26.34/SF
− OpEx
−$167.9K −$11.85/SF
NOI
$205.2K $14.49/SF
Area
Richmond, CA
Vacancy
5.80%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
45.00%
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%
$4,104,780
Cap Rate 7%
$2,931,986
Cap Rate 9%
$2,280,433
Alternative Uses
Best Use
Apartment 5plus
$2.93M
$2.57M – $3.42M
NOI $205,239 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.38M
$2.96M – $3.95M
NOI $236,927 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,234
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - 21-unit mixed-use property with three commercial units and residential studios and apartments on a corner lot.
Where is this apartment building located?
The property is located at 315 25Th St Richmond, CA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 21‑unit mixed‑use property on a 5,000 SF corner lot, built in 1912.; Approx. 14,168 SF rental space with a unit mix of 3 commercial units, 9 studios, five 1BD/1BTH, and four 2BD/1BTH.; Current cap rate is 9.56% and current GRM is 7.05.
