Versatile Commercial Building on 10
For Sale
$2,999,000
Pending
8091 Balfour Rd, Brentwood, CA 94513
4,999 SF commercial building on 10 acres with licenses.
Property Size6,000 SF
Lot Size10.00 Acres
Days on Market205
Property Features for 8091 Balfour Rd
General Information
Standard status
Pending
Size
6,000 SF
Lot size
10.00 Acres
Property subtype
Commercial/Industrial
Building Details
Year Built
2015
Listing Agency:
BHHS Drysdale Properties
(925) 634-3200
Listed By:
June Jardin · License #01381335
(925) 525-1425
Source:
Exitrealty
Added: Feb 10
Changed: Aug 23
Last Checked: Aug 22 at 7:14AM
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 BHHS Drysdale Properties
Investment Insights
Based on property information with market context.
This 4,999-square-foot single-story commercial building, constructed in 2015, is situated on over 10 acres within the A-40 agricultural zoning district. The property features a gravel parking area and an improved grass space suitable for events, gatherings, and outdoor activities. The zoning allows for various conditionally permitted uses, including weddings, catering operations, wine tasting, and farmers markets. The building includes a fully equipped commercial kitchen along with all furnishings, fixtures, and equipment. Beer and wine licenses are also included, offering immediate opportunities for tasting events, beverage service, and on-site retail sales. The parcel may allow for the construction of a single-family residence, providing the potential to create a unique live/work setup or expand the property’s long-term value. This property presents an owner-user or investment opportunity with flexible use potential and future growth.
Key Highlights
- Fully equipped 4,999 sq ft commercial kitchen and building included in sale.
- Beer and wine licenses included, enabling immediate beverage service and retail sales.
- Located on over 10 acres within A‑40 agricultural zoning district, allowing for versatile use.
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
$107,220
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
3.58%
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%
$2,144,400
$2.1M
Cap Rate 7%
$1,531,714
$1.5M
Cap Rate 9%
$1,191,333
$1.2M
Market Conditions
NOI Build-Up for 6,000 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
$156.2K $26.04/SF
− Vacancy
−$13.3K −$2.21/SF
EGI
$143.0K $23.83/SF
− OpEx
−$35.7K −$5.96/SF
NOI
$107.2K $17.87/SF
Area
Contra Costa County, CA
Vacancy
8.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$2,144,400
Cap Rate 7%
$1,531,714
Cap Rate 9%
$1,191,333
Alternative Uses
Best Use
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,220 @ 7.0% cap · market cap 3.58%
Second Best
Industrial
$1.27M
$1.11M – $1.48M
NOI $89,044 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$2.27M
$1.98M – $2.65M
NOI $158,760 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
561
Businesses Nearby
Explore this area
Business Placement
Demographics for 94513, CA
67,394
Population
22,546
Households
3
Avg Household Size
39
Median Age
38%
College-Educated
92%
High-School Grad
78.9 sq mi
ZIP Area
854
Density / Sq Mi
$139,736
Median Household Income
$65,531
Median Earnings
$2,449
Median Rent
$793,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial kitchen - 4,999 SF commercial building on 10 acres with licenses.
Where is this commercial kitchen located?
The property is located at 8091 Balfour Rd Brentwood, CA.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: Fully equipped 4,999 sq ft commercial kitchen and building included in sale.; Beer and wine licenses included, enabling immediate beverage service and retail sales.; Located on over 10 acres within A‑40 agricultural zoning district, allowing for versatile use.
