East County's Growth Story
Antioch and Pittsburg represent Contra Costa County's most dynamic industrial growth story. Long overlooked by institutional investors focused on central county markets, East Contra Costa has emerged as a compelling alternative for price-sensitive tenants and yield-seeking investors alike.
The area offers the county's most affordable industrial rents — averaging $1.18/SF — while delivering some of its strongest rent growth at 8.0% year-over-year. This combination of value and momentum has attracted increasing attention from both regional and national players.
Strategic Connectivity
Pittsburg sits at the junction of Highway 4 and SR-160, providing excellent connectivity to both the central county employment centers and the Sacramento Delta region. The eBART extension has improved commute options, making the area more attractive to employers concerned about workforce access.
Antioch's position at the eastern terminus of Highway 4 provides a gateway to the Central Valley while remaining within reach of the core East Bay market. Larger lot sizes and more permissive zoning allow for uses that may be difficult to accommodate in constrained central county locations.
Investment Thesis
For investors, Antioch and Pittsburg offer attractive risk-adjusted returns with cap rates ranging from 6.50% to 7.50% — 75-100 basis points above central county markets. The tenant base, while less institutional than Concord or Walnut Creek, provides stable occupancy from regional distributors, contractors, and manufacturing operations.
Value-add opportunities are abundant, with older properties offering repositioning potential as rents continue their upward trajectory. Ground-up development has also increased, signaling institutional confidence in the market's long-term fundamentals.