Live-Work Property in San
For Sale
$995,000
Alvarado St, San Leandro, CA 94577
Mixed-use property with residential and office space for sale.
Property Size1,933 SF
Lot Size0.20 Acres
Price / SF$514.74
Days on Market433
Property Features for Alvarado St
General Information
Standard status
Active
Size
1,933 SF
Lot size
0.20 Acres
Property subtype
Commercial
Amenities
Carport
Industrial District
Natural Gas Heating
Shingle Roof
Wall Furnace Heating
Building Details
Year Built
1943
Listing Agency:
MICHAEL TANZILLO R.E. BRKR
(510) 889-9157
Listed By:
PAUL MADER · License #00795784
(510) 206-3156
Source:
Corcoran
Added: Jul 8, 2025
Changed: Sep 12
Last Checked: Sep 12 at 7:47AM
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 MICHAEL TANZILLO R.E. BRKR
Investment Insights
Based on property information with market context.
This possible live-work/industrial property features a gross building area of 1,933 square feet. Constructed in 1996, the office space measures approximately 672 square feet and includes a large room and restroom. The residential house offers three bedrooms and one bathroom within its 1,261 square feet. The improvements have been remodeled and upgraded, presenting good overall condition. The rear yard includes a covered parking area measuring 19 feet by 76 feet, along with a detached garage/office area of approximately 351 square feet. This property is suitable for a small business owner or contractor seeking supplemental income from the three-bedroom residential structure. The property will be delivered vacant at the close of escrow. Please do not disturb the tenants.
Key Highlights
- Live‑Work/Industrial property ideal for small business owner/contractor.
- Includes a 3‑bedroom residential house (1,261+/- sq ft) for supplemental income.
- Office space (672+/- sq ft) constructed in 1996 with large room and restroom.
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
$39,143
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
3.93%
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%
$782,860
$782.9K
Cap Rate 7%
$559,186
$559.2K
Cap Rate 9%
$434,922
$434.9K
Market Conditions
NOI Build-Up for 1,933 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
$69.6K $36.00/SF
− Vacancy
−$7.0K −$3.60/SF
EGI
$62.6K $32.40/SF
− OpEx
−$23.5K −$12.15/SF
NOI
$39.1K $20.25/SF
Area
Alameda County, CA
Vacancy
10.00%
Lease Rate
$36.00 /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%
$782,860
Cap Rate 7%
$559,186
Cap Rate 9%
$434,922
Alternative Uses
Best Use
Mixed Use
$559.2K
$489.3K – $652.4K
NOI $39,143 @ 7.0% cap · market cap 3.93%
Second Best
Office B
$558.1K
$488.3K – $651.1K
NOI $39,064 @ 7.0% cap · market cap 3.93%
Theoretical Best
Retail
$8.81M
$7.71M – $10.28M
NOI $616,872 @ 7.0% cap · market cap 62.00%
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
789
Businesses Nearby
Explore this area
Business Placement
Demographics for 94577, CA
48,868
Population
17,681
Households
2.8
Avg Household Size
41
Median Age
39%
College-Educated
86%
High-School Grad
8.1 sq mi
ZIP Area
6,033
Density / Sq Mi
$110,989
Median Household Income
$56,382
Median Earnings
$2,199
Median Rent
$824,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with residential and office space for sale.
Where is this mixed-use property located?
The property is located at Alvarado St San Leandro, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Live‑Work/Industrial property ideal for small business owner/contractor.; Includes a 3‑bedroom residential house (1,261+/- sq ft) for supplemental income.; Office space (672+/- sq ft) constructed in 1996 with large room and restroom.
