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    Mixed-Use Building with High Income Title is generated by Realmo AI

    8016 Macarthur Blvd, Oakland, CA 94605

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    Claim this Listing
    For Sale
    $895,000

    Six-unit property with retail and residential spaces, development potential.

    Type:Commercial
    Property size:
    4,226 SF
    Lot size:
    0.23 Acres
    Price / SF:
    $211/SF
    Added:
    Dec 3, 2025
    Days on Market:
    184
    Last Refresh:
    Apr 5 at 9:06 pm

    Property Features for 8016 Macarthur Blvd

    General Information

    Standard status
    Active
    Size
    4,226 SF
    Lot size
    0.23 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1938

    We can help!

    Listing Contact
    DAVID HOWARTH

    Listing agent DAVID HOWARTH License #01360348

    Listing office THE PINZA GROUP, INC

    Listing date Dec 3, 2025

    Source Corcoran

    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 THE PINZA GROUP, INC

    HighLights

    • Excellent current income with a 12.49% cap rate and 5.70 GRM.
    • Oversized 9,998 sq ft lot and huge backyard offer potential for expansion or ADU development.
    • Two front retail units can be delivered vacant at closing, offering flexibility.
    • Mix of unit types: one 4bd/2bth, one 3bd/1bth, and two 2bd/1bth units.
    • Upgrades including newer kitchens and bathrooms, double pane windows, newer roof, and newer flooring.
    • Separately metered for PGE, resulting in low annual operating expenses.

    Overview

    This mixed-use property, constructed in 1938, features a total of six units, including two retail spaces in the front building and four residential units in the rear. The property provides 4,225 square feet of rental space on a 9,998 square foot lot. The rear building contains one 4-bedroom, 2-bathroom unit, one 3-bedroom, 1-bathroom unit, and two 2-bedroom, 1-bathroom units. The property includes a large backyard that offers potential for expansion or additional dwelling unit (ADU) development. Upgrades include newer kitchens and bathrooms, double pane windows, a newer roof, and newer flooring. The property is separately metered for PGE. The front retail units have two tenants but can be delivered vacant at closing. The property is located in Oakland, CA.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $147.1k $34.80
    − Vacancy −$7.6k −$1.81
    EGI $139.4k $32.99
    − OpEx −$62.7k −$14.85
    NOI $76.7k $18.14
    4,226 SF · lease $34.80/SF/yr · vacancy 5.20% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.10M
    $958.5K – $1.28M (±1% cap)
    NOI $76,680 @ 7.0% cap · market cap 8.57%
    Second Best
    Retail
    $844.4K
    $738.8K – $985.1K (±1% cap)
    NOI $59,105 @ 7.0% cap · market cap 6.60%
    Theoretical Best
    Multifamily LT 5
    $1.22M
    $1.07M – $1.43M (±1% cap)
    NOI $85,542 @ 7.0% cap · market cap 9.56%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Oakland
    County
    Alameda
    State
    California
    Longitude
    -122.165
    Latitude
    37.764

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    FAQs

    What type of property is this?
    Mixed-use property - Six-unit property with retail and residential spaces, development potential.
    Where is this mixed-use property located?
    The property is located at 8016 Macarthur Blvd Oakland, CA.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Excellent current income with a **12.49% cap rate and 5.70 GRM.**; Oversized 9,998 sq ft lot and huge backyard offer **potential for expansion or ADU development.**; Two front retail units can be delivered vacant at closing, offering flexibility.
    (510) 725-4775
    We can help!
    Listing Contact
    DAVID HOWARTH
    Real Estate License ID: 01360348
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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