East Bay Flex
For Sale
Contact for pricing
9020 Brentwood Blvd, Brentwood, CA 94513
Flex condo with warehouse, offices, and reception area.
Property Size2,716 SF
Price / SF$294.18
Days on Market150
Property Features for 9020 Brentwood Blvd
General Information
Standard status
Active
Size
2,716 SF
Property subtype
Office, Industrial
Investment Type
Owner/User
Building Details
Units
1
Listing Agency:
AiCRE Partners
Listed By:
Matt Hagar, SIOR, MSRE, CCIM · License #01896662
Source:
Crexi
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 2:55PM
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 AiCRE Partners
Investment Insights
Based on property information with market context.
This flex condo is located in Brentwood, California, within the East Bay area. The property features a rollup door providing access to a warehouse area, along with five private offices, a breakroom, and a lobby/reception area. The condo offers a variety of allowed uses, presenting an opportunity for a small business to own their own space.
Key Highlights
- Opportunity to own commercial space and stop paying rent.
- Flex condo suitable for a variety of business uses.
- Located in Brentwood, CA, in the East Bay.
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
$48,945
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
6.13%
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%
$978,900
$978.9K
Cap Rate 7%
$699,214
$699.2K
Cap Rate 9%
$543,833
$543.8K
Market Conditions
NOI Build-Up for 2,716 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
$60.3K $22.20/SF
− Vacancy
−$2.7K −$1.00/SF
EGI
$57.6K $21.20/SF
− OpEx
−$8.6K −$3.18/SF
NOI
$48.9K $18.02/SF
Area
Contra Costa County, CA
Vacancy
4.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
15.00%
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%
$978,900
Cap Rate 7%
$699,214
Cap Rate 9%
$543,833
Alternative Uses
Best Use
Warehouse
$699.2K
$611.8K – $815.8K
NOI $48,945 @ 7.0% cap · market cap 6.13%
Second Best
Flex RnD
$586.7K
$513.4K – $684.5K
NOI $41,068 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$1.03M
$898.3K – $1.20M
NOI $71,865 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
309
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flex condo with warehouse, offices, and reception area.
Where is this flex space located?
The property is located at 9020 Brentwood Blvd Brentwood, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Opportunity to own commercial space and stop paying rent.; Flex condo suitable for a variety of business uses.; Located in Brentwood, CA, in the East Bay.
