Winery Row Mixed-Use
For Sale
Contact for pricing
5143 Tesla Rd, Livermore, CA 94550
Unique wine country property with multiple income streams and expansion potential.
Property Size6,788 SF
Lot Size4.75 Acres
Price / SF$368.28
Days on Market183
Property Features for 5143 Tesla Rd
General Information
Standard status
Active
Size
6,788 SF
Lot size
4.75 Acres
Property subtype
Hospitality, Land, Mixed Use, Special Purpose
Zoning
A-CA
Investment Type
Owner/User
Net Operating Income
$243,600
Building Details
Year Built
1890
Buildings
4
Units
4
Listing Agency:
SVN | Pacific Commercial Advisors
(415) 922-2900
Listed By:
Justin Wong · License #CA #01974254
Source:
Crexi
Added: Feb 12
Changed: Aug 14
Last Checked: Aug 14 at 8:49AM
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 SVN | Pacific Commercial Advisors
Investment Insights
Based on property information with market context.
This mixed-use property, situated on approximately 4.75 acres on Livermore’s Winery Row, presents a rare opportunity. The property features an active wine tasting room, three operational on-site ABC licenses, and multiple existing income streams with room for expansion. The site includes a 2,128 sq. ft. modular residence, and two additional buildings suitable for future tasting room or retail use. A distinctive three-story tower is ideal for office or lookout space. The property offers turn-key winery and tasting infrastructure, with potential for approximately ±13,000 SF of additional development under Alameda County Measure D. Zoning allows for winery, olive oil mill, and microbrewery uses, presenting an opportunity to emphasize diversified production beyond wine, including olive oil and craft brewing. The property may accommodate up to three separate wineries on site. Additional infrastructure includes a 100-foot-deep water well, PG&E meters, and a private sewage processing system. The total property size is 6,788 square feet.
Key Highlights
- Rare mixed‑use property on Winery Row with active wine tasting room and three ABC licenses.
- Multiple existing income streams with potential for expansion on 4.75 acres.
- Potential for approximately ±13,000 SF of additional development under Alameda County Measure D.
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
$137,457
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
5.50%
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%
$2,749,140
$2.7M
Cap Rate 7%
$1,963,671
$2.0M
Cap Rate 9%
$1,527,300
$1.5M
Market Conditions
NOI Build-Up for 6,788 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
$244.4K $36.00/SF
− Vacancy
−$24.4K −$3.60/SF
EGI
$219.9K $32.40/SF
− OpEx
−$82.5K −$12.15/SF
NOI
$137.5K $20.25/SF
Area
Alameda County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,749,140
Cap Rate 7%
$1,963,671
Cap Rate 9%
$1,527,300
Alternative Uses
Best Use
Mixed Use
$1.96M
$1.72M – $2.29M
NOI $137,457 @ 7.0% cap · market cap 5.50%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$30.95M
$27.08M – $36.10M
NOI $2,166,231 @ 7.0% cap · market cap 86.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 94550, CA
49,959
Population
18,390
Households
2.7
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
272.0 sq mi
ZIP Area
184
Density / Sq Mi
$177,218
Median Household Income
$88,646
Median Earnings
$2,681
Median Rent
$1,146,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Unique wine country property with multiple income streams and expansion potential.
Where is this mixed-use property located?
The property is located at 5143 Tesla Rd Livermore, CA.
What is the asking price?
The asking price for this property is $2,499,900.
What are key features of this property?
This property features: Rare mixed‑use property on Winery Row with active wine tasting room and three ABC licenses.; Multiple existing income streams with potential for expansion on 4.75 acres.; Potential for approximately ±13,000 SF of additional development under Alameda County Measure D.
