Mixed-Use Building with High
For Sale
$895,000
8016 Macarthur Blvd, Oakland, CA 94605
Six-unit mixed-use property with high income and expansion potential.
Property Size4,226 SF
Lot Size0.23 Acres
Price / SF$211.78
Days on Market288
Property Features for 8016 Macarthur Blvd
General Information
Standard status
Active
Size
4,226 SF
Lot size
0.23 Acres
Property subtype
Multi Family
Building Details
Year Built
1938
Listing Agency:
The Pinza Group, Inc
(510) 725-4775
Listed By:
David Howarth · License #01360348
(510) 822-1331
Source:
Exitrealty
Added: Dec 3, 2025
Changed: Sep 5
Last Checked: Sep 15 at 6:30AM
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
Investment Insights
Based on property information with market context.
This six-unit mixed-use building presents an opportunity for investors or owner-occupants. Constructed in 1938, the property features two retail units in the front building and four residential units in the rear building. The property provides 4,225 square feet of rental space on a 9,998 square foot lot, which includes a large backyard and ample parking. The front retail units have two tenants and can be delivered vacant at closing. The rear building contains one 4-bedroom, 2-bathroom unit, one 3-bedroom, 1-bathroom unit, and two 2-bedroom, 1-bathroom units. The backyard offers potential for expansion or additional dwelling unit (ADU) development. Upgrades include newer kitchens and bathrooms, double pane windows, newer roofing, and newer flooring. The property is separately metered for PG&E, contributing to low annual operating expenses. The property has a current cap rate of 12.49% and a current GRM of 5.70. The location has a walk score of 61, indicating it is somewhat walkable, a transit score of 53, indicating good transit options, and a bike score of 24, indicating it is somewhat bikeable.
Key Highlights
- Excellent current income with a 12.49% cap rate and a 5.70 GRM.
- Two retail units can be delivered vacant at closing, offering flexibility.
- Oversized 9,998 sq ft lot** with a huge backyard offering potential for expansion or ADU development.
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
$58,319
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
6.52%
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%
$1,166,380
$1.2M
Cap Rate 7%
$833,129
$833.1K
Cap Rate 9%
$647,989
$648.0K
Market Conditions
NOI Build-Up for 4,226 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
$101.4K $24.00/SF
− Vacancy
−$8.1K −$1.92/SF
EGI
$93.3K $22.08/SF
− OpEx
−$35.0K −$8.28/SF
NOI
$58.3K $13.80/SF
Area
ZIP 94605
Vacancy
8.00%
Lease Rate
$24.00 /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%
$1,166,380
Cap Rate 7%
$833,129
Cap Rate 9%
$647,989
Alternative Uses
Best Use
Mixed Use
$833.1K
$729.0K – $972.0K
NOI $58,319 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.22M
$1.07M – $1.43M
NOI $85,542 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
523
Businesses Nearby
Explore this area
Business Placement
Demographics for 94605, CA
44,294
Population
17,686
Households
2.5
Avg Household Size
39
Median Age
43%
College-Educated
87%
High-School Grad
8.8 sq mi
ZIP Area
5,033
Density / Sq Mi
$101,043
Median Household Income
$62,590
Median Earnings
$1,867
Median Rent
$840,700
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Six-unit mixed-use property with high income and expansion 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 a **5.70 GRM**.; Two retail units can be delivered vacant at closing, offering flexibility.; Oversized 9,998 sq ft lot** with a huge backyard offering potential for expansion or ADU development.
