Mixed-Use Office and Retail
For Sale
Contact for pricing
6500 Fairmount Avenue, El Cerrito, CA 94530
Updated suites and strong transit access support office, retail, medical, and service-oriented occupancy.
Property Size12,004 SF
Lot Size0.27 Acres
Price / SF$191.19
Days on Market59
Property Features for 6500 Fairmount Avenue
General Information
Standard status
Active
Size
12,004 SF
Total Parking Spaces
16
Lot size
0.27 Acres
Property subtype
Retail, Office
Zoning
TOHIMU
Occupancy
91%
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Year Built
1965
Buildings
1
Stories
3
Units
12
Tenancy
Multi
Building Size
12,004 SF
Listing Agency:
SC Properties
(650) 342-3030
Listed By:
Jake Richardson · License #02217355
Source:
Crexi
Added: Jul 3
Changed: Aug 29
Last Checked: Aug 29 at 6:48PM
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 SC Properties
Investment Insights
Based on property information with market context.
This mixed-use property combines office and retail space within a 12,004-square-foot building on an 11,761-square-foot parcel. Constructed in 1965, the asset has received several improvements within the last two years, including refreshed exterior paint, a new garage gate system, and interior remodeling across multiple suites. The configuration is positioned for office, retail, medical, and service-oriented users.
The property is located at 6500 Fairmount Avenue in El Cerrito, one block from the El Cerrito Plaza BART Station. Interstate 80 and Interstate 580 provide additional regional connections. A 95/100 walkability and bikeability score reflects access to nearby restaurants, retail amenities, neighborhood services, and surrounding residential areas. The property is zoned TOHIMU.
The property is located at 6500 Fairmount Avenue in El Cerrito, one block from the El Cerrito Plaza BART Station. Interstate 80 and Interstate 580 provide additional regional connections. A 95/100 walkability and bikeability score reflects access to nearby restaurants, retail amenities, neighborhood services, and surrounding residential areas. The property is zoned TOHIMU.
Key Highlights
- 12,004‑square‑foot building on an 11,761‑square‑foot parcel
- Constructed in 1965
- Capital improvements completed within the last two years
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
$186,362
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
8.12%
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%
$3,727,240
$3.7M
Cap Rate 7%
$2,662,314
$2.7M
Cap Rate 9%
$2,070,689
$2.1M
Market Conditions
NOI Build-Up for 12,004 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
$324.1K $27.00/SF
− Vacancy
−$25.9K −$2.16/SF
EGI
$298.2K $24.84/SF
− OpEx
−$111.8K −$9.32/SF
NOI
$186.4K $15.53/SF
Area
Contra Costa County, CA
Vacancy
8.00%
Lease Rate
$27.00 /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%
$3,727,240
Cap Rate 7%
$2,662,314
Cap Rate 9%
$2,070,689
Alternative Uses
Best Use
Retail
$4.39M
$3.84M – $5.12M
NOI $306,965 @ 7.0% cap · market cap 13.38%
Second Best
Office B
$3.10M
$2.71M – $3.62M
NOI $217,044 @ 7.0% cap · market cap 9.46%
Theoretical Best
Office A
$4.54M
$3.97M – $5.29M
NOI $317,626 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,643
Businesses Nearby
Explore this area
Business Placement
Demographics for 94530, CA
26,360
Population
11,404
Households
2.3
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
4.3 sq mi
ZIP Area
6,130
Density / Sq Mi
$127,731
Median Household Income
$66,739
Median Earnings
$2,434
Median Rent
$1,097,300
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?
Mixed-use property - Updated suites and strong transit access support office, retail, medical, and service-oriented occupancy.
Where is this mixed-use property located?
The property is located at 6500 Fairmount Avenue El Cerrito, CA.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: 12,004‑square‑foot building on an 11,761‑square‑foot parcel; Constructed in 1965; Capital improvements completed within the last two years
