Multi-Tenant Single-Story
For Sale
$1,430,000
4156 Railroad Ave, Pittsburg, CA 94565
Single-story multi-tenant building on a main corridor, with on-site parking and a vacant unit for immediate occupancy or lease-up.
Property Size6,855 SF
Lot Size0.54 Acres
Price / SF$208.61
Days on Market341
Property Features for 4156 Railroad Ave
General Information
Standard status
Active
Size
6,855 SF
Total Parking Spaces
31
Lot size
0.54 Acres
Property subtype
Commercial/Industrial
Occupancy
67%
Additional Details
Highway Access
Yes
Building Details
Year Built
1984
Stories
1
Tenancy
Multi
Listing Agency:
Kinetic Real Estate
(925) 577-6038
Listed By:
Luis Velasco · License #01931986
(925) 577-6038
Source:
Exitrealty
Added: Sep 6, 2025
Changed: Aug 8
Last Checked: Aug 12 at 4:05AM
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 Kinetic Real Estate
Investment Insights
Based on property information with market context.
The property consists of two lots totaling 23,347 square feet, improved by a 6,855 square foot multi-tenant, single-story building. The site includes 31 parking stalls, supporting a range of customer- and client-oriented uses. Three tenant spaces are referenced: two units are currently occupied by established tenants, and one unit is vacant and last occupied by a church.
The building is located along Railroad Avenue, described as a main traffic artery in Pittsburg, providing visibility for retail, service, and religious-based businesses. The remarks also note proximity to Highway 4, which may support access for employees, customers, and services.
This offering is positioned for either an owner-user or an investor. The current occupancy structure provides in-place rental income through the two occupied units, while the vacant unit may allow for immediate lease-up or for an owner to occupy and operationalize the space. The property’s flexible layout and zoning are described as allowing a variety of professional service, retail service, and office uses, and the Planning Department can provide additional information on specific uses.
The building is located along Railroad Avenue, described as a main traffic artery in Pittsburg, providing visibility for retail, service, and religious-based businesses. The remarks also note proximity to Highway 4, which may support access for employees, customers, and services.
This offering is positioned for either an owner-user or an investor. The current occupancy structure provides in-place rental income through the two occupied units, while the vacant unit may allow for immediate lease-up or for an owner to occupy and operationalize the space. The property’s flexible layout and zoning are described as allowing a variety of professional service, retail service, and office uses, and the Planning Department can provide additional information on specific uses.
Key Highlights
- Multi‑tenant single‑story building totaling 6,855 SF in Pittsburg, built in 1984
- Two‑lot property totaling 23,347 SF with 31 on‑site parking stalls
- 31 parking stalls plus frontage on Railroad Ave., a main traffic artery of Pittsburg, near Highway 4
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
$123,945
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
8.67%
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%
$2,478,900
$2.5M
Cap Rate 7%
$1,770,643
$1.8M
Cap Rate 9%
$1,377,167
$1.4M
Market Conditions
NOI Build-Up for 6,855 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
$201.5K $29.40/SF
− Vacancy
−$36.3K −$5.29/SF
EGI
$165.3K $24.11/SF
− OpEx
−$41.3K −$6.03/SF
NOI
$123.9K $18.08/SF
Area
Contra Costa County, CA
Vacancy
18.00%
Lease Rate
$29.40 /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%
$2,478,900
Cap Rate 7%
$1,770,643
Cap Rate 9%
$1,377,167
Alternative Uses
Best Use
Retail
$2.50M
$2.19M – $2.92M
NOI $175,295 @ 7.0% cap · market cap 12.26%
Second Best
Office B
$1.77M
$1.55M – $2.07M
NOI $123,945 @ 7.0% cap · market cap 8.67%
Theoretical Best
Office A
$2.59M
$2.27M – $3.02M
NOI $181,383 @ 7.0% cap · market cap 12.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
66.7%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
777
Businesses Nearby
Explore this area
Business Placement
Demographics for 94565, CA
100,341
Population
31,173
Households
3.2
Avg Household Size
35
Median Age
22%
College-Educated
78%
High-School Grad
45.3 sq mi
ZIP Area
2,215
Density / Sq Mi
$95,035
Median Household Income
$44,149
Median Earnings
$2,145
Median Rent
$563,300
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?
Retail space - Single-story multi-tenant building on a main corridor, with on-site parking and a vacant unit for immediate occupancy or lease-up.
Where is this retail space located?
The property is located at 4156 Railroad Ave Pittsburg, CA.
What is the asking price?
The asking price for this property is $1,430,000.
What are key features of this property?
This property features: Multi‑tenant single‑story building totaling 6,855 SF in Pittsburg, built in 1984; Two‑lot property totaling 23,347 SF with 31 on‑site parking stalls; 31 parking stalls plus frontage on Railroad Ave., a main traffic artery of Pittsburg, near Highway 4
