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    2385 Sand Creek Rd Brentwood, CA 94513

    Sponsored
    For Sale
    $3,388,000

    High-growth area, NNN ground lease.

    Property size:
    5,618 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    403
    This exceptional investment opportunity presents a 5,618 square foot, single-tenant Red Robin Gourmet Burgers & Brews located in Brentwood, California. The property sits on a 0.92-acre lot within The Streets of Brentwood, a premier open-air retail center boasting over 358,700 square feet of space and attracting 4.4 million annual visitors. The Red Robin building, constructed in 2009, benefits from a 100% occupancy rate and an absolute NNN ground lease with zero landlord responsibilities. The lease, recently extended through 2029, includes a 10% rent increase every five years, ensuring consistent income growth. The property enjoys high visibility on Sand Creek Road, with combined traffic counts exceeding 86,558 vehicles per day, and benefits from its proximity to State Route 4. The surrounding area is experiencing significant growth, with notable developments underway, including a new hotel, Sutter Health Medical facility, and Dutch Bros Coffee. This prime location, coupled with the strong tenant and favorable lease terms, makes this a compelling investment opportunity in a high-growth market with an affluent demographic base. The property's Net Operating Income (NOI) is $186,340, resulting in a 5.50% cap rate, and the asking price is $3,388,000. The property is zoned for commercial use and has a Contra Costa County APN of 019-910-001. The robust housing pipeline in the area, with over 12,000 units planned, further strengthens the long-term investment potential.

    Property Features for 2385 Sand Creek Rd

    General Information

    Property type
    Individual retail properties
    Square Feet
    5,618 SF
    Lot Size
    40,075 SF

    Building Details

    Year Built
    2009
    Buildings
    1
    Stories
    1
    Units
    1

    We can help!

    Listing Contact
    Deana Marcello
    Deana Marcello

    Learn more

    Property Insight Report

    HighLights

    • 5,618 SF Red Robin in Brentwood, CA; Absolute NNN ground lease with zero landlord responsibilities.
    • New 5‑year lease extension with two 5‑year options; 10% rent increases every 5 years.
    • High‑traffic location on Sand Creek Road (86,558 VPD), near State Route 4; Located within The Streets of Brentwood, a premier open‑air center with over 358,700 SF and 4.4 million annual visitors.
    • Strong surrounding development including a new hotel, Sutter Health facility, and Dutch Bros Coffee; Sand Creek Road expansion underway, improving access.
    • Affluent demographics: ~186,223 residents within a 5‑mile radius, average household income ~$161,149; Over 12,000 new housing units planned in the area.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bars

    Suggested Use

    Law Firm Restaurant Realty agency Spa & Massage Dental Office Hair Salon Clothing Store Nail Salon Food Market Grocery Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Brentwood
    County
    Contra Costa
    State
    California
    Longitude
    -121.7399392
    Latitude
    37.9442585

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    FAQs

    What type of property is this?
    Individual retail property - High-growth area, NNN ground lease.
    Where is this individual retail property located?
    The property is located at 2385 Sand Creek Rd Brentwood, CA.
    What is the asking price?
    The asking price for this property is $3,388,000.
    What are key features of this property?
    This property features: 5,618 SF Red Robin in Brentwood, CA; Absolute NNN ground lease with zero landlord responsibilities.; New 5-year lease extension with two 5-year options; 10% rent increases every 5 years.; High-traffic location on Sand Creek Road (86,558 VPD), near State Route 4; Located within The Streets of Brentwood, a premier open-air center with over 358,700 SF and 4.4 million annual visitors.
    Request Owner's contact information
    2385 Sand Creek Rd Brentwood, CA 94513
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    Brentwood, CA 94513
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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.

    More about this property
    2385 Sand Creek Rd Brentwood, CA 94513
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    We can help!
    Listing Contact
    Deana Marcello
    Deana Marcello
    Real Estate License ID: NV 174174
    Learn more
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