Prime Retail/Office Condo in
For Sale
$1,400,000
416 8th St, Oakland, CA 94607
Highly visible retail/office condo in a vibrant urban Oakland location.
Property Size4,370 SF
Price / SF$320.37
Days on Market430
Property Features for 416 8th St
General Information
Standard status
Active
Size
4,370 SF
Building Details
Year Built
1980
Listing Agency:
COMPASS
Listed By:
KEN WU
Source:
Corcoran
Added: Jun 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 COMPASS
Investment Insights
Based on property information with market context.
This ground-floor retail/office condominium is located in Oakland, CA. The unit features a spacious open floor plan, large windows, and high ceilings, providing natural light and an inviting atmosphere suitable for both retail and office uses. The property offers six parking spaces rented from the HOA and two private restrooms. Its central location provides easy access to downtown Oakland, major transportation hubs, and local amenities, ensuring foot traffic and convenience. The condominium is suitable for a variety of businesses, including retail shops, professional offices, or service-oriented establishments. With flexible zoning, this property is an ideal choice for establishing a presence in one of Oakland’s dynamic neighborhoods. The property size is 4,370 square feet.
Key Highlights
- Prime ground‑floor location at 801 Franklin St, Oakland, CA 94607 with high visibility and accessibility.
- Spacious open floor plan, large windows, and high ceilings providing ample natural light.
- Six (6) parking spaces rented from HOA.
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
$84,731
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
6.05%
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%
$1,694,620
$1.7M
Cap Rate 7%
$1,210,443
$1.2M
Cap Rate 9%
$941,456
$941.5K
Market Conditions
NOI Build-Up for 4,370 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
$128.0K $29.28/SF
− Vacancy
−$6.9K −$1.58/SF
EGI
$121.0K $27.70/SF
− OpEx
−$36.3K −$8.31/SF
NOI
$84.7K $19.39/SF
Area
Oakland, CA
Vacancy
5.40%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
30.00%
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%
$1,694,620
Cap Rate 7%
$1,210,443
Cap Rate 9%
$941,456
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,731 @ 7.0% cap · market cap 6.05%
Second Best
Office B
$836.9K
$732.3K – $976.4K
NOI $58,586 @ 7.0% cap · market cap 4.18%
Theoretical Best
Multifamily LT 5
$1.43M
$1.25M – $1.67M
NOI $100,151 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,091
Businesses Nearby
Explore this area
Business Placement
Demographics for 94607, CA
31,067
Population
14,362
Households
2.2
Avg Household Size
38
Median Age
47%
College-Educated
86%
High-School Grad
5.9 sq mi
ZIP Area
5,266
Density / Sq Mi
$87,937
Median Household Income
$67,107
Median Earnings
$1,875
Median Rent
$744,600
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 - Highly visible retail/office condo in a vibrant urban Oakland location.
Where is this retail space located?
The property is located at 416 8th St Oakland, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime ground‑floor location at 801 Franklin St, Oakland, CA 94607 with high visibility and accessibility.; Spacious open floor plan, large windows, and high ceilings providing ample natural light.; Six (6) parking spaces rented from HOA.
