Small-Bay Flex Industrial
New
For Sale
Contact for pricing
3440-3450 Pacheco Blvd, Martinez, CA 94553
Two freestanding buildings offer multi-tenant industrial space with one vacant bay and leases scheduled to roll within roughly sixteen months.
Property Size29,400 SF
Lot Size1.95 Acres
Price / SF$187.07
Days on Market3
Property Features for 3440-3450 Pacheco Blvd
General Information
Standard status
Active
Size
29,400 SF
Lot size
1.95 Acres
Property subtype
INDUSTRIAL
Additional Details
Asking Price
$5,500,000
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
Lee & Associates | Walnut Creek
(925) 239-1430
Listed By:
Alex Peck · License #01981426
(650) 787-1535
Source:
Moodyscre
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 16 at 2:33PM
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 Lee & Associates | Walnut Creek
Investment Insights
Based on property information with market context.
This flex-space portfolio includes two freestanding small-bay industrial buildings totaling 29,400 square feet on approximately 1.95 acres. The property contains thirteen units, with six local operators occupying space for electrical contracting, supply and distribution, automotive repair, ornamental welding, restoration, and storage. Suite B-8 provides a vacant 1,800-square-foot bay for new occupancy.
All existing agreements are short-form industrial gross leases without rent escalations, tax pass-throughs, or renewal options. The full rent roll reaches expiration within roughly sixteen months, creating a concentrated leasing cycle across the project. Auto-capable bays are noted as commanding a premium, and the second-year projection reflects an 8.91% cap rate.
All existing agreements are short-form industrial gross leases without rent escalations, tax pass-throughs, or renewal options. The full rent roll reaches expiration within roughly sixteen months, creating a concentrated leasing cycle across the project. Auto-capable bays are noted as commanding a premium, and the second-year projection reflects an 8.91% cap rate.
Key Highlights
- 29,400 SF across two freestanding small‑bay industrial buildings
- Approximately 1.95 acres with thirteen units
- Six local operators occupy space across varied industrial uses
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
$444,551
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
8.08%
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%
$8,891,020
$8.9M
Cap Rate 7%
$6,350,729
$6.4M
Cap Rate 9%
$4,939,456
$4.9M
Market Conditions
NOI Build-Up for 29,400 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
$733.8K $24.96/SF
− Vacancy
−$49.9K −$1.70/SF
EGI
$683.9K $23.26/SF
− OpEx
−$239.4K −$8.14/SF
NOI
$444.6K $15.12/SF
Area
Contra Costa County, CA
Vacancy
6.80%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
35.00%
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%
$8,891,020
Cap Rate 7%
$6,350,729
Cap Rate 9%
$4,939,456
Alternative Uses
Best Use
Flex RnD
$6.35M
$5.56M – $7.41M
NOI $444,551 @ 7.0% cap · market cap 8.08%
Second Best
Industrial
$6.23M
$5.45M – $7.27M
NOI $436,317 @ 7.0% cap · market cap 7.93%
Theoretical Best
Office A
$11.11M
$9.72M – $12.97M
NOI $777,924 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Havana Catering — 2385 Pacheco Blvd, Martinez, CA 94553
Frequently Asked Questions
What type of property is this?
Flex space - Two freestanding buildings offer multi-tenant industrial space with one vacant bay and leases scheduled to roll within roughly sixteen months.
Where is this flex space located?
The property is located at 3440-3450 Pacheco Blvd Martinez, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: 29,400 SF across two freestanding small‑bay industrial buildings; Approximately 1.95 acres with thirteen units; Six local operators occupy space across varied industrial uses
